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Application No.: 20/00519/B Applicant: Mr Darren Shaw Proposal: Replacement of existing conservatory with sun room and removal of existing window Site Address: Hillside Eyreton Road Crosby Isle Of Man IM4 4BR Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.07.2020 _________________________________________________________________
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.
It is concluded that the planning application would be an acceptable form of development that would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with the planning policies of the Isle of Man Strategic Plan 2016 as referenced in my report/assessment.
Plans/Drawings/Information; This approval relates to drawings referenced; 20-008-01; 20-008-02 date stamped received on 18 May 2020 _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage Hillside, Eyerton Road, Crosby. The property is a detached two storey dwellinghouse with an attached garage fronting onto the highway. To the rear of the site is a Upvc lean to conservatory.
2.0 THE PROPOSAL - 2.1 Proposed is the removal of the existing conservatory and the construction of a replacement structure on the same footprint to form a sunroom with white bi-fold doors and a sloping tiled roof featuring two velux windows. These works are solely contained to the rear elevation at single storey level. - 2.2 Also proposed are two small (550mm x 980mm) velux type windows in the rear roofscape that serves an existing bathroom and the small window on the gable (west) elevation blocked up, finished to match the elevation.
3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area designated as 'Predominantly Residential' under the Isle of Man Development Plan Order 1982. - 3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 3.3 General Policy 2 (GP2) (in part) 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:
3.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
4.0 PLANNING HISTORY - 4.1 91/04225/B - Alterations to garage and rear of dwelling & construction of a conservatory. APPROVED
5.0 REPRESENTATIONS - 5.1 Marown Parish commissioners commented with no objection. (18/06/20) - 5.2 Highways Services commented (09/06/20) to advise the do not object (No highways Interest).
6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 (i) Visual Impact
The principle of replacement structure of similar size and scale on the rear elevation is acceptable and will replace an existing structure, which will be achieved without compromising anymore of the rear amenity space/ garden. The proposed sunroom would be considered proportionate to the rear elevation and designed to serve that specific purpose in terms of size, height and appearance. The position and scale of the proposal would be considered complimentary to the property whilst remaining subservient and finished to complement the dwelling house. This aspect is deemed to be an acceptable form of development and complies with those sections of General Policy 2(b) & (c).
6.3 (ii) Neighbouring amenities The level and scale of development proposed here, especially being single story to
replace an existing conservatory are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the neighbouring amenity. Whilst the west elevation of the property wand sunroom would be visible when driving up (east) the highway, this would be read in the residential context of the property and surrounding streetscene. This aspect would be considered compliant with those sections of General Policy 2(g).
7.0 CONCLUSION - 7.1 For the above reasons, it is concluded that the planning application would be an acceptable form of development that would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 20.07.2020 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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