DEC Officer Report

Application No.: 19/01228/B Applicant: Mr John Lesley Proposal: Replacement of existing glazed conservatory roof with tile Site Address: 16 Pinehurst Avenue Douglas Isle Of Man IM2 1PJ Planning Officer: Mr Peiran Shen Photo Taken: 11.12.2019 Site Visit: 11.12.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.01.2020 _________________________________________________________________

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.

Plans/Drawings/Information;

The development hereby approved relates to Drawing 323-01 date-stamped as having been received 5th October 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of 16 Pinehurst Avenue, Douglas, a twostorey detached house located at the north of Pinehurst Avenue. - 1.2 At the rear of the dwelling there is an existing lean-to conservatory approx. 4.2m wide and projecting approx. 4m from the rear elevation of the main house. The conservatory is finished with a pebble-dashed render.

2.0 THE PROPOSAL - 2.1 The current planning application seeks approval for the replacement of the existing conservatory roof with a tiled roof. The tile roof is proposed to closely match the existing main dwelling roof in style. There is going to be two symmetric skylights on the proposed roof. The footprint and height of the conservatory would not change and the elevations would remain as they currently are.

3.0 PLANNING HISTORY - 3.1 The conservatory was built under the approval of PA 05/00942/B.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is in an area designated as Predominantly Residential Use under the Douglas Local Plan 1998. The site has the same designated use in Area Plan for the East. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically material to the assessment of the planning application: - 4.3 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:

• 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; g) does not affect adversely the amenity of local residents or the character of the locality; n) is designed having due regard to best practice in reducing energy consumption."

5.0 REPRESENTATIONS - 5.1 The Douglas Borough Council has no objection in this application. (29/11/2019). - 5.2 Highway Services has no highway interest in this application (29/11/2019).

6.0 ASSESSMENT - 6.1 The proposed roof tiles would be similar in appearance to the existing roof of the main house and are likely to provide a constant and unbroken appearance through the rear elevation of the property enhancing the overall appearance. It is unlikely that there will be any impact on visual or other amenities from any of the neighbouring properties. - 6.2 The roof would not be visible from any public vantage point and as such the character of the existing property and street scene would remain unaffected. - 6.3 Overall it is expected that the new roof system will provide the conservatory with better thermal quality and a more comfortable internal environment throughout both the summer and winter months. It's likely that the energy efficiency of the conservatory will improve.

7.0 CONCLUSION - 7.1 For the above reasons the proposal is considered to comply with GP2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), 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) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land which the subject of the application is situated.

8.2 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 in Article 6(4) 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.

Decision Made : Permitted Date: 06.01.2020 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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