DEC Officer Report

Application No.: 19/00414/B Applicant: Mrs Mary Hall Proposal: Replacement of existing glazed conservatory roof with tiles Site Address: 27 Birch Hill Crescent Onchan Isle of Man IM3 3HE Planning and Enforcement Assistant: Miss Vanessa Wilson Photo Taken: 25.04.2019 Site Visit: 25.04.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.05.2019 _________________________________________________________________

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 permission relates to the following plans and drawings, date stamped received 5th April 2019:

• Drawing No.257-01 Existing & Proposed roof plan, Site location plans, photos _______________________________________________________________

Interested Person Status

Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of 27 Birch Hill, a single storey detached bungalow sited on a corner plot on the western side of Birch Hill Crescent and southern side of Ivydene Avenue in Onchan.

1.2 The existing property is a detached bungalow and is located on a street of similar sized bungalows within an established residential area. The ground floor level of the dwelling is raised slightly above the level of the residential highway to the front. The property to the rear of 27 Birch Hill Crescent is at a slightly higher floor level and as such has a higher rear ground floor level than 27 Birch Hill Crescent. - 1.3 There is a conservatory at the rear of the dwelling to the middle of the rear elevation which has been used as an infill between one side of the property to the other which is mainly made of glass with a plinth made to match the existing dwelling. The conservatory is higher than the existing ground floor level and as such has two steps to the front elevation. The conservatory is visible only to 1 Ivydene Avenue due to their raised ground floor level. THE PROPOSAL

2.1 The current planning application seeks approval to replace the existing polycarbonate conservatory roof with a modern tiled roof. The proposed tile roof will be finished in Vixen Metrotile lightweight roof tiles to match the existing dwelling, with the glazing on front elevation. The matching plinth will remain the same. PLANNING HISTORY - 3.1 There are several applications on the site of which the most recent was for the removal of chimney stack (retrospective) (13/00580/B). PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Onchan Local Plan Order 2000.

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 (1.05.2019).

5.2 Onchan Commissioners have considered the proposal and recommend for approval (1.05.19).

ASSESSMENT 6.1 The proposed roof tiles would be similar in appearance to the existing roof of the main house and are likely to provide a constant and unbroken appearance through the rear elevation of the property enhancing the overall appearance. It is unlikely that there will be any impact on visual or other amenity from either of the neighbouring properties.

6.2 The existing conservatory sits to the rear of the property and can partially be visible from a public vantage point of 1 Ivydene Avenue; as such the character of the existing property and streetscene would not be significantly impacted.

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: 23.05.2019 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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