Officer Report

Application No.: 16/00581/B Applicant: Mr & Mrs Nigel Johnson Proposal: Replacement of existing glazed conservatory roof with tile Site Address: 2 The Willows Ballacraine St Johns Isle Of Man IM4 3LS Case Officer : Miss Lucy Kinrade Photo Taken: 17.06.2016 Site Visit: 17.06.2016 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The application site is the residential curtilage of 2 The Willows, Ballacraine, St Johns, a semi-detached two storey dwelling located along the A1 Main Road in St Johns, a short distance from Ballacraine Crossroads on the left hand side when heading west towards Peel. - 1.2 The north elevation of the property faces directly on to the A1 highway, the south faces down over the rear garden and across the fields to the rear. The property has a white uPVC conservatory on the rear south elevation which has a pitched roof finished in polycarbonate which is not visible from the main road.

2.0 PROPOSAL - 2.1 The current planning application seeks approval for the replacement of the existing polycarbonate conservatory roof with a new proposed Grey Slate Metrolite lightweight roof tile to match the existing roof on the main dwellinghouse.

3.0 PLANNING HISTORY - 3.1 Planning approval was granted in 1990 under PA 90/00800/B for a replacement of lean-to conservatory with porch. - 3.2 Planning approval was granted in 1999 under PA 99/00119/C for the change of use of the dwelling from residential to tourist accommodation. - 3.3 Planning approval was granted in PA 13/00401/C for the additional use of a garden music studio for teaching purposes.

4.0 PLANNING POLICY - 4.1 The property lies in an area zoned as Predominantly Residential under the St John's Local Plan 1999; the site is not within a Conservation Area. - 4.2 Due to the zoning of the site and the proposed works the St John's Local Plan contains one policy which is relevant to this application, Policy RES/P/5 states;

"With the exception of appropriate extensions and alterations to existing property which will generally be acceptable..."

4.3 The Isle of Man Strategic Plan 2016 also contains one policy which is considered specifically material in 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:

• 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 German Commissioners asked to defer the application until 04/07/2016. A formal comment was then made on 12/07/2016 stating that there was no objection to the proposed development. - 5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (15/6/2016).

6.0 ASSESSMENT - 6.1 The application seeks approval for the installation of a replacement conservatory roof. The fundamental issues to consider in the assessment and determination of this planning application are;

• (i) the impact of the proposed development on the character and appearance of the existing dwelling,
• (ii) the impact of the proposal on the surrounding area and street scene.

6.2 As the proposed roof tiles would be almost identical in appearance to the existing roof tiles of the main dwelling it is considered that the development would be an enhancement to the existing property by providing a uniform appearance throughout. - 6.3 The replacement conservatory roof would not be visible from the road due to its location on the south elevation of the dwelling house. Neighbouring property 1 The Willows will see the conservatory roof from upper levels; however the proposed matching roof tiles will create a successful integration of the conservatory to the existing dwelling and enhance the overall appearance. - 6.4 The lightweight Metrotile roof system should provide the conservatory with a better-quality thermal skin and in turn reduce waste energy levels and work towards a more energy efficient dwelling.

7.0 RECOMMENDATION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Isle of Man Strategic Plan 2016 and the St John's Local Plan 1999 and therefore recommended for an 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 (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 21.07.2016 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 number JTM-121-P-01 date stamped 20/05/16.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 22.07.2016 Determining officer

Signed : C BALMER Chris Balmer Senior Planning Officer

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