Officer Report
Application No.: 25/90392/MCH Applicant: Mr Michael Playford Proposal: Minor change to 22/00644/B - change pitched roof of conservatory to a flat roof with a lantern Site Address: 84 Birch Hill Crescent Onchan Isle Of Man IM3 3DA Planning Assistant: Mrs Charlotte Crowe Recommended Decision: Refused Date of Recommendation: 20.05.2025 _________________________________________________________________ R 1. This refusal relates only to: - The change of the pitched roof to a flat roof with lantern ___________________________________________________________________
Officer’s Report INTRODUCTION
The following application is to be assessed against the criteria set out in Part 3 - Minor Changes Applications of the Town and Country Planning (Development Procedure) Order 2019 specifically Articles 21, 22, 23 and 24.
BASIS OF APPLICATION
- 21(1) At least one of the following applies:
- - this is the only minor changes application that has been made in respect of any particular grant of planning approval;
- - any previous minor changes application has been either refused or withdrawn;
- - the minor changes application seeks approval only for the installation of low carbon technology; or
- - all previous minor changes applications have related solely to the installation of a low carbon technology.
- - PASS - relates to 22/00644/B
- 2. Low Carbon Technology and Permitted Development
- 21(3) The application relate to the approval of low carbon technology and would it be Permitted Development if the building which it is to serve were substantially complete (if this test is passed, ignore section 3).
- - N/A
- 3. Limitations on when a Minor Change Application may be made
- 21(2)(a) The Minor Change Application relates to the grant of planning approval in respect of a building
- - PASS - relates to the replacement of the existing conservatory with a sunroom
-
- 21(2)(b) The application specifies what minor changes are being sought
- - PASS - the change being applied for by this application are that the roof structure is flat (similar to that of the current conservatory), rather than the pitched roof as the current (approved) proposal. The flat roof is proposed to include a roof lantern to provide additional light.
- 21(2)(b) The application specifies why the applicant considers the minor changes to be of a minor nature
- Pass - included in covering letter.
- 21(2)(c)(i) The Minor Change Application does not increase the number of dwellings or buildings for which planning approval has been granted
- 21(2)(c)(ii)The Minor Change Application does not increase the net external footprint of a building for which planning approval has been granted where this would increase the total floor plan by more than 5% or result in any part of the development being located closer to the curtilage of an adjacent dwelling.
- - PASS - no increase beyond threshold
- 21(2)(c)(iii) The Minor Change Application does not alter the site for which planning approval has been granted and which was defined by a red line on the site location map by changing that line
- 21(2)(c)(iv) The Minor Change Application does not make material changes to the vehicular access arrangements for which planning approval has been granted
- 21(2)(c)(v) The Minor Change Application does not alter the conditions (if any) which have been imposed
- 21(2)(d)The Minor Change Application has not been made where the parent approval is less than 21 days old, subject to an undetermined appeal or has expired
- - PASS - original application approved on 14.07.2022 APPLICATION CONTENT
- 22(3)(a) Application Form
- o Site location plan (with red/blue lines)
- o The planning approval that is the subject of the application
- o Explanation of changes being applied for and reasons why
- o IF relevant, drawings of the proposed minor changes with buildings and structures amended to indicate the changes
- o Flood risk assessment is not necessary in this case
- 22(3)(b) Provision of other documents specified on form but not in Schedule 1
- - PASS - no other documents provided
- - PASS - dealt with at submission
- 22(6) Such further info as Department may request prior to determination (has anything further been requested and provided?
- PASS - none requested DETERMINATION
- 23(1)(a) The Minor Change does not significantly increase the size or scale of the development in question
- - PASS - The changes proposed would make no change in size and scale from the original approval.
- 23(1)(b) The Minor Change does not significantly change the nature of the development in question
- - FAIL - Whilst the size of the extension is to be reduced, the removal of the pitched roof with a flat roof replacement would change the nature of the proposal in being that a whole floor that was originally proposed is now being removed.
- 23(1)(c) The Minor Change does not result in an approval which, at the time of approval, complied with a Development Plan, National Policy Directive or a Planning Policy Statement, ceasing to do so
- 23(1)(d) The Minor Change does not result in new or increased adverse impacts on adjoining or neighbouring properties or highway safety or having a significant or disproportionate impact on the environment (irrespective of whether such impacts might be outweighed by other considerations) PASS - the removal of the previously approved pitched roof which height is in line with the ridge line of the original building and replacement with a flat roof and lantern would substantially reduce any impacts on adjoining neighbouring properties and does not affect highways safety, or have a disproportionate impact on the environment.
- 23(1)(e) The Minor Change is not more than minor and is not of a magnitude to warrant a new application
- FAIL - this amendment could not be considered a minor change.
- 23(1)(f)The Minor Change does not otherwise fundamentally change the basis on which the grant was originally made.
- - FAIL - The removal of the rooms in the roof space in a bungalow type dwelling to a flat roofed single storey extension would fundamentally change the basis on which the grant was originally made.
- 23(2) If it does not do any of the above, must then be considered. - is the application considered acceptable?
- FAIL - not acceptable as a minor change. NOTICE OF DECISION
- 24(2)(a) Set out whether all or some of the changes are accepted
- - The proposed changes are not accepted.
- 24(2)(b) Set out whether any elements are refused, the reasons for that.
- - All elements are refused. _____________________________________________________________________
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 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 : Refused Date: 20.05.2025 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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