DEC Officer Report

Application No.: 19/00021/B Applicant: Mr Martin & Mrs Liza Smith Proposal: Replacement of existing glazed conservatory roof with tiles Site Address: The Croft Lheaney Road Ramsey Isle Of Man IM8 2JF Planning and Enforcement Assistant: Miss Vanessa Wilson Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.02.2019 _________________________________________________________________

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 10th January 2019: o 216-01 - Existing elevations, roof plan, location plan, construction notes _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of The Croft, Leaney Road, the property is two storey with a hipped roof. - 1.2 There is a conservatory to the right hand side of the front of the property which has an ornate roof finished in upvc with a plinth matching the house in terms of render and colour. The conservatory is in a prominent position which can be seen from all advantage points. THE PROPOSAL

2.1 The current planning application seeks approval to replace the existing upvc conservatory roof with a modern tiled roof. The proposed tile roof will be finished in Slate Metrotile lightweight roof tiles to match the existing dwelling, with the glazing on other elevations. The matching plinth will remain the same on the existing conservatory. PLANNING HISTORY - 3.1 There are several applications on the site of which the conservatory was approved under application 08/01280/B. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the under the Ramsey Local Plan Order 1998.

4.2 Of specific 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 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."

REPRESENTATIONS

5.1 Highway Services have No Highways Interest in this application (21.01.2019).

5.2 Ramsey Town Commissioners have been consulted but no reply received (12.02.2019). ASSESSMENT 6.1 The proposal seeks approval for the installation of a replacement conservatory roof. The fundamental issues to consider in the assessment of this planning application are the impacts of the proposed development on the character and appearance of the existing dwelling and the surrounding street scene.

6.2 Due to the location of the existing conservatory the replacement roof tiles will be visible from the main road, matching the appearance to the existing roof of the main house will provide a constant and unbroken appearance through the front elevation of the property which would be an enhancement to the existing property by providing a uniform appearance throughout. It is unlikely that there will be any impact on visual or other amenity from either of the neighbouring properties.

6.3 Overall it is expected that the new roof system will provide the conservatory with a 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. 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 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date: 13.02.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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