Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 24/91346/B Applicant: Mr Jeremy Grimshaw Proposal: Material change of conservatory roof to solid roof. Site Address: The Nook Crossag Road Ballasalla Isle Of Man IM9 3EE Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.01.2025 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan and the Residential Design Guide, no having any significant public or private amenities.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 28.11.2024.

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection Local Authority - No Objection

_________________________________________________________________ Officer’s Report

- 1.0 SITE

1.1 The application site represents the curtilage of an existing property The Nook, Crossag Road, Ballasalla. The dwelling is a two storey detached dwelling with gardens to the western side of Crossag Road and northwest of Abbots Wood.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential" under the Area Plan for the South. The site is not within a Conservation Area. - 2.2 General Policy 2 of the Strategic Plan is considered applicable, which 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: accords with a-n. - 2.3 Residential Design Guide July 2021.

3.0 PLANNING HISTORY - 3.1 The previous planning applications which are considered relevant in the assessment and determination of this application; - 3.2 Installation of replacement fascia and soffit boards - 22/01107/B -APPROVED - 3.3 Installation of replacement windows and doors - 11/01649/B - APPROVED - 3.4 Erection of conservatory and external chimney stack - 01/02652/B - APPROVED - 3.5 Erection of garage - 97/02168/B - APPROVED - 3.6 Alterations & extensions and provision of vehicular hardstanding - 90/01428/B APPROVED

4.0 PROPOSAL - 4.1 The application seeks approval for the material change of conservatory roof to solid roof.

5.0 REPRESENTATIONS - 5.1 Highway Services state there are no highway implications (09/12/24 and 17/12/24). - 5.2 Malew Parish Commissioners - No Objection (05/12/24).

6.0 ASSESSMENT - 6.1 The key issue relate to the potential visual impact upon the street scene. - 6.2 The proposals are contained to the rear elevation and the conservatory. The replacement from a polycarbonate roof covering material to a "metrolite" tile in black would be considered to have little visual impact upon the street scene or to the individual property. Accordingly, from these respects the proposals would comply with General Policy 2 and RDG.

7.0 CONCLUSION - 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan and the Residential Design Guide, no having any significant public or private amenities and therefore it is recommended that the application be approved.

8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal

• (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
• 8.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.

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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status, and/or rights to appeal.

Decision Made : Permitted Date : 21.01.2025 Determining Officer

Signed : S BUTLER Stephen Butler Head of Development Management

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