**Document:** DEC Officer Report **Application:** 23/00297/B — Replacement garage roof **Decision:** Permitted **Decision Date:** 2023-05-03 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/10094-braddan-36-royal-replacement-garage/documents/967947 --- # DEC Officer Report ## PLANNING OFFICER REPORT AND RECOMMENDATION **Application No.:** 23/00297/B **Applicant:** Mr Nan Wu **Proposal:** Replacement garage roof **Site Address:** 36 Royal Avenue Onchan Isle Of Man IM3 1EZ **Planning Officer:** Mr Peiran Shen **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 28.04.2023 ## 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals. This application has been recommended for approval for the following reason. The proposal is considered to comply with General Policy 2 the Strategic Plan and the Residential Design Guide July 2021. Plans/Drawings/Information; This approval relates to the documents, location plan, photos and proposed roof material details date stamped as having been received on 6th March 2023. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ ## Officer’s Report 1.0 THE SITE - 1.1 The site is the 36 Royal Avenue, Onchan, a mid-terrace dwelling located on the east of Royal Avenue. There is a garage at the rear of the site. 2.0 THE PROPOSAL - 2.1 The proposed is replacing the garage roof - corrugated roofing with box profile. 3.0 PLANNING HISTORY - 3.1 There is no previous application considered materially relevant to this application. 4.0 PLANNING POLICY Site Specific - 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East. Strategic Policy - 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: - o Strategic Policy 3 and 5 - o General Policy 2 (b) (c) (g) (m) (n) - o Community Policy 7 and 10 PPS and NPD 4.3 There is no planning policy statement or national policy directive considered materially relevant to this application. 5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance - 5.1 The Residential Design Guide (July 2021) contains the following policies that are considered materially relevant to the assessment of this current planning application: o Chapter 5 Architectural Details 6.0 REPRESENTATIONS - 6.1 Onchan District Commissioners does not object to this application (06.04.2023). - 6.2 DoI Highway Services does not object to this application (22.03.2023). The comment states there is no significant negative impact upon highway safety, network functionality and/or parking. 7.0 ASSESSMENT Elements of Assessment - 7.1 The key considerations in the determination of this application are its impact on the character and streetscene of the area. Character and Appearance - 7.2 The garage is not readily visible within the streetscene and is replacement of material which will resemble the current. On this basis the proposal is considered to have a neutral impact on the character of the area. 8.0 CONCLUSION - 8.1 The proposal is considered to comply with General Policy 2 the Strategic Plan and the Residential Design Guide. Therefore, it is recommended for an approval. 9.0 INTEREST PERSON STATUS - 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: - (a) the applicant (including an agent acting on their behalf); - (b) any Government Department that has made written representations that the Department considers material; - (c) the Highways Division of the Department of Infrastructure; - (d) Manx National Heritage where it has made written representations that the Department considers material; - (e) Manx Utilities where it has made written representations that the Department considers material; - (f) the local authority in whose district the land which the subject of the application is situated; and - (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 9.2 The decision-maker must determine: - o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and - o whether there are other persons to those listed above who should be given Interested Person Status. I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status. Decision Made : Permitted Date: 03.05.2023 Determining officer Signed : A MORGAN Abigail Morgan Principal Planner Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records. --- *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/10094-braddan-36-royal-replacement-garage/documents/967947*