**Document:** Officer Report **Application:** 15/00942/B — Roof replacement and rendering of dwarf walls to existing conservatory **Decision:** Permitted **Decision Date:** 2015-09-18 **Parish:** Rushen **Document Type:** report / officer_report **Source:** https://planningportal.im/a/6446-rushen-bay-house-replacement-conservatory/documents/920424 --- # Officer Report **Application No.:** 15/00942/B **Applicant:** Manx Ocean Group Ltd **Proposal:** Roof replacement and rendering of dwarf walls to existing conservatory **Site Address:** Bay House Bay View Road Port St. Mary Isle Of Man IM9 5AQ Case Officer : Miss Melissa McKnight **Expected Decision Level:** Officer Delegation ## Officer’s Report 1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Bay House, a three storey end terraced property located on the south western side of Bay View, Port St Mary. The building is currently used as an office. The application site also lies within the proposed Port St Mary Conservation Area. 2.0 THE PROPOSAL - 2.1 The current planning application seeks approval for the installation of a replacement roof to the conservatory and the rendering of the dwarf walls of the conservatory. - 2.2 It is proposed to remove the existing felt roof of the conservatory and install pressed metal imitating slate to match the existing slate roof. The bottom section of glazing of the conservatory is to be replaced with a rendered wall. - 2.3 The existing conservatory doors would also be replaced with new doors. - 2.4 There are also a number of internal alterations proposed that do not require planning permission but may require building regulation approval. 3.0 PLANNING HISTORY - 3.1 The application site has not been the subject of any previous planning applications that are considered materially relevant to the assessment of this current planning application. 4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site lies within area zoned as Mixed Use under the Area Plan for the South 2013. As previously mentioned, the site also lies within the proposed Port St Mary Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered materially relevant to the assessment of this current planning application: 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 space around them; - c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality. Environmental Policy 35 states: "Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." 5.0 REPRESENTATIONS - 5.1 The Department of Infrastructure Highway Services do not oppose the current planning application (28/08/2015). 6.0 ASSESSMENT - 6.1 The two fundamental issues to consider in the assessment of this current planning application is the impact of the development proposed upon the character and appearance of the property and proposed Conservation Area. - 6.2 The development would not be visible from Bay View Road but would be visible from a car park to the rear of the site and from neighbouring buildings. As the proposed roof tiles would be almost identical in appearance to the existing roof tiles of the main dwelling and the rendered dwarf wall would match the existing building it is considered that the development would enhance the overall appearance of the building by providing a uniform appearance throughout. - 6.3 In addition to the above, the proposed conservatory roof tiles and the render to match the existing building will provide a more constant and unbroken appearance than is currently the case and thus enable a more successful integration of the conservatory with the building itself, enhancing the appearance of the building as viewed from the car park and neighbouring properties that are within the proposed Conservation Area. 7.0 RECOMMENDATION - 7.1 For the reasons set out above the planning application is recommended for approval. 8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: - (a) The applicant, or if there is one, the applicant's agent; - (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; - (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; - (d) The Highways Division of the Department of Infrastructure; and - (e) The local authority in whose district the land the subject of the application is situated. Recommendation Recommended Decision: Permitted Date of Recommendation: Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. -----------------------------------------------------------------------------------------------------------This approval relates to DRAWING No 01 date stamped as received 14th August 2015. I confirm that this decision accords with the appropriate Government Circular delegating functions to a Senior Planning Officer. Decision Made : Permitted Date; 16.09.2015 Determining officer Signed :……………………….. Chris Balmer Senior Planning Officer Signed :………S CORLETT….. Sarah Corlett Senior Planning Officer --- *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/6446-rushen-bay-house-replacement-conservatory/documents/920424*