DEC Officer Report

Application No.: 19/00096/B Applicant: Liam Robert Keary Proposal: Alterations to conservatory and replacement of existing glazed conservatory roof with flat roof with skylanterns. Site Address: 39 Arbory Street Castletown Isle of Man IM9 1LL Planning and Enforcement Assistant: Miss Vanessa Wilson Photo Taken: 20.02.2019 Site Visit: 20.02.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.03.2019 _________________________________________________________________

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:

This decision relates to the following plans and drawings, date stamped received on 29th January 2019:

• o Site/Location Plan
• o Proposed Side Elevations
• o Proposed Front Elevations
• o Photographs
• o Proposed Roof Lantern
• o Proposed French Door Design
• o Proposed Fibreglass Roofing
• o Proposed Bullnose Fascia White _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of 39 Arbory Street, Castletown a three storey terraced property located on the southern side of the road. - 1.2 There is an infill conservatory to the rear of the dwelling. The conservatory is made substantially of glass of which the two side walls are built alongside the party walls. The conservatory has double doors which lead to the rear garden and two side plinths on the front elevation which are made of stone. The conservatory roof can be seen from the public vantage point of Farrant's Way. THE PROPOSAL

2.1 The current planning application seeks approval to change the appearance of the current conservatory by replacing the existing glass conservatory roof with a two sky lanterns and a flat roof and by also seeking approval for the replacement of the existing patio doors. The proposed new conservatory roof will have two roof lanterns measuring 1200mm by 1800mm. PLANNING HISTORY - 3.1 There are several previous planning applications on the site of which 00/00871/B was for the "Erection of conservatory & garage" is considered relevant in the assessment and determination of this application. PLANNING POLICY - 4.1 The application site is located within an area of 'Residential' as identified on the Area Plan for the South 2013, and also within the Castletown Conservation Area. Given the nature of the proposal the most relevant policy of the IOM Strategic Plan 2016 to consider is Environment Policy 35 which states "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

4.2 Also of relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 General Policy 2 states "Development which is in accordance with the landuse 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;

REPRESENTATIONS

5.1 Highway Services have No Highways Interest in this application (15.02.2019).

5.2 No comments have been received from Castletown Commissioners at the time of writing this report.

ASSESSMENT 6.1 The key issue to consider in the assessment of this planning application is Environment Policy 35 and whether the new roof and doors will preserve or enhance the character of the area.

6.2 With regards to the proposed patio doors they are not seen from the street view and will not detrimentally change the overall appearance or character of the area.

6.3 The existing conservatory roof sits to the rear of the property and can partially be visible from a public vantage point at Farrant's Way. The proposed conservatory roof will be lower than the existing by 15cm and as such its appearance on the streetscene will be lessened. CONCLUSION - 7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and Environmental Policy 35 and therefore acceptable. 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 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 11.03.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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