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Application No.: 19/00177/B Applicant: Mr William & Mrs Karen Cowley Proposal: Replacement of existing conservatory with sun lounge with insulated roof Site Address: Ballagorrey Beg Bungalow Glen Mona Ramsey Isle of Man IM7 1HF Senior Planning Officer: Mr Thomas O'Connor Photo Taken: 21.03.2019 Site Visit: 21.03.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.04.2019 _________________________________________________________________
C : Conditions for approval
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 decision relates to the following drawings: Location Plan; Site Plan; Proposed and Existing Elevation Drawings & Plan Drawing submitted to the Department and dated stamped 19 February 2019.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.0 THE APPLICATION SITE - 1.1 The site consists of detached split level bungalow in an eastward sloping site with front and rear curtilage located set back in its own site some distance within a very well screened site from the A2 Ramsey Road and accessed by a small lane serving also 6 dwellings to the north. Currently, the eastern elevation of the existing sun room has a shallow pitched roof at first floor level above the ground floor. - 1.2 The application site is within an area recognised as being an area of residential use under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.
2.0 THE PROPOSAL - 2.1 This application seeks to replace the upper near-flat roof sun room conservatory located on the first floor of this split level bungalow with a replacement sun lounge in white upvc located on the same footprint but with a subsidiary solid insulated hipped roof inset into the main roof line of the dwelling. Floor dimensions, as before would be 4.7m by 4.5m.
3.1 Recent and relevant to this application: - 3.2 96/01076/B - alterations and extensions to form additional living accommodation Permitted
4.1 In terms of land use designation the application site is located within a wider area of land this is designated as predominantly residential under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982. - 4.2 General Policy 2 of the Isle of Man Strategic Plan 2016 is more specific in land use zoning and 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:
5.1 Garth Commissioners state in their letter of 07.03.2019 that they have no objections in respect of the planning application. - 5.2 Neighbours: No observations have been received from local residents - 5.3 Highway Services: received 13.03.2019 state they have no Highways interest
6.1 The proposal would result in a replacement first floor sun room/conservatory room occupying, as before, the same footprint on the upper level of the east elevation of the house, and adjoin into the main living rooms of the dwelling.
6.2 Main considerations remain the impact of the development on the character and appearance of the dwelling and street scene and the impact on the amenities of neighbouring properties. - 6.3 In terms of character and appearance little change would take place in terms of fenestration with a slight raising of the eaves line to accommodate the replacement glazing in white upvc and a subsidiary hipped pitch roof with small sunlights on the outer elevations that would better reflect the character and grain of the prevailing main roof line of the house. No other alterations to the outer appearance of the dwelling would take place. - 6.4 With the dense intervening tree and hedge cover between the site and the highway the proposal would not be visible from outside of the site and the east facing extension would not be visible through the well screened dwellings located to the boundaries to neighbouring dwellings to the north and east. - 6.5 In terms of its impact upon neighbours the proposed alterations would occupy the same position as before, not be readily visible from nearby dwellings being effectively screened from them by the intervening building and dense hedge and tree cover. As such the proposal would have no material impact upon the residential amenities of neighbouring dwellings.
6.9 In respect of parking and highway safety, the proposal is for the formation of an alternative replacement rather than additional space and the site is accessed off a narrow lane set back from the highway. Highway Services have raised no comment on this application - 7.0 CONCLUSION
7.1 Consequently the proposed replacement sun lounge/conservatory would be of a design consistent in terms of its massing with the character and scale of the dwelling to which it would be attached; would not be prominent within its setting some distance from the street and; would maintain the residential amenities of nearby dwellings - 8.0 RECOMMENDATION
8.1 It is recommended that the planning application be approved. - 9.0 INTERESTED PERSON STATUS
9.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
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
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 : 17.04.2019 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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