**Document:** DEC Decision Notice **Application:** 13/00664/B — Roofing works to existing conservatory **Decision:** Permitted **Decision Date:** 2013-07-11 **Parish:** Braddan **Document Type:** decision / decision_notice **Source:** https://planningportal.im/a/4489-braddan-abbeystead-conservatory-roof/documents/911216 --- # DEC Decision Notice ## Isle of Man ### Government E MCCormac Design 43 Lhonvane Close, Onchan, IM3 3BB. ## Town and Country Planning Act 1999 ### The Town and Country Planning (Development Procedure) Order 2005 In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to **APPROVE** a planning application by Capt William James McClure, Ref 13/00664/B, for the roofing works to existing conservatory at Abbeystead 84 Birch Hill Crescent Onchan Isle Of Man IM3 3DA subject to compliance with the following condition(s): 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. 2. The development hereby permitted shall not be carried out except in full accordance with the following plan 2013.19.01 received on 3rd June 2013. Date of Issue: 11th July 2013 **M Kallighe** Director of Planning and Building Control ### Guidance Note This decision was made by a Senior Planning Officer in accordance with the authority delegated to them. This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005. Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice. An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml. Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department. The proposed development must not be commenced until either; - The time for requesting an appeal has expired; or - Any appeal has been determined; Whichever is the later. If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House. Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice. Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; planning@gov.im 13/00664/B ### Officer's Report [Table omitted in markdown export] #### 1.0 The Site 1.1 The application site is the curtilage of Abbeystead, 84 Birch Hill Crescent, Onchan which is a detached single storey property situated to the north western side of Birch Hill Crescent. The application site is within an established housing estate, where there is a mixture of properties within the new housing estate. #### 2.0 The Proposal 2.1 The application seeks approval for the roofing works to existing conservatory form glass to a Decra Lite structural roof system, colour to match the existing roof of the main dwelling house. #### 3.0 Planning History 3.1 The previous planning application is not considered specifically material in the assessment of the application; 3.2 Extend existing front porch to provide small sitting area - 05/00547/B - APPROVED #### 4.0 Development Plan Policies 4.1 The application site is in an area zoned as "Predominantly Residential" identified on the Onchan Local Plan. It is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007). 4.2 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: a) Is in accordance with the design brief in the Area Plan where there is such a brief; b) Respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; c) Does not affect adversely the character of the surrounding landscape or townscape; d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) Does not affect adversely public views of the sea; f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) Does not affect adversely the amenity of local residents or the character of the locality; h) Provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) Does not have an unacceptable effect on road safety or traffic flows on the local highways; j) Can be provided with all necessary services; k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) Is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; n) Is designed having due regard to best practice in reducing energy consumption." ## 5.0 Consultations 5.1 Onchan Commissioners have no objection. #### 6.0 Assessment 6.1 Visiting the site and considering the submission it is considered the two main issues with the proposal is the potential impact upon the visual amenities of the street scene and the potential impacts upon neighbouring amenities, namely loss of light and/or overbearing impacts upon outlook. 6.2 In terms of the street scene the proposal is set to the rear elevations and therefore the proposed works would not be apparent. However, the works would be in keeping with the existing property 6.3 In relation to the impact upon neighbouring amenities, the proposed works will make the existing conservatory more apparent and will appear to increase the mass given the glass which is a light weight material would be replaced with a solid roof structure. However, given the distance from neighbouring properties the modest height and size of the proposed roofing it is considered the proposal would have little in the way of any impact upon neighbouring amenities. #### 7.0 Recommendation 7.1 Overall, it is considered the proposal would comply with the Isle Of Man Strategic Plan therefore it is recommended that the application be approved. #### 8.0 Party Status 8.1 The local authority, Onchan Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. ### Recommendation Recommended Decision: Permitted Date of 10.07.2013 Recommendation: Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. Reason: To accord with the provisions of Section 13(1) of the Town and Country Planning (Development Procedure) Order 2005. C 2. The development hereby permitted shall not be carried out except in full accordance with the following plan 2013.19.01 received on 3rd June 2013. Reason: this is a standard condition to ensure that the development is undertaken in accordance with the approved plans. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. PA13/00664/B Capt William James McClure Roofing works to existing conservatory, Abbeystead 84 Birch Hill Crescent Onchan Isle Of Man IM3 3DA Planning Officer: Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 06.06.2013, includes; Dev Control Polygons: Reference Number: 05/00547/B Status: Permitted Proposal: Extend existing front porch to provide small sitting area, Reference Number: 13/00664/B Status: Pending Consideration Proposal: Roofing works to existing conservatory --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/4489-braddan-abbeystead-conservatory-roof/documents/911216*