Planning Officer Report

Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of The Slatch, a part single part two storey detached dwelling located in the south western part of The Castleward Green, Douglas.

The Proposal

1. The planning application seeks the approval for the replacement of existing polycarbonate conservatory roof with a tiled and insulated roof to match that of the main dwellinghouse.

1. The proposal comprises the installation of bronze metro slate to follow on from the existing roof of the single storey section of the house.

1. The conservatory is sited to the rear of the main dwellinghouse.

Planning History

1. The application site has been the subject of two previous planning applications which were granted planning permission and are considered materially relevant to the assessment of this current planning application:

PA 92/00839/B: Construction of family room extension & conservatory.

PA 87/00399/B: Erection of a four-bedroomed dwelling with double garage.

Planning Policy

1. In terms of local plan policy, the application site is within an area designated as Predominantly Residential under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998 Map No. 3 (North).

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application:

Application No.:	13/00284/B
Applicant:	Mr Harry & Mrs Sally Dryden
Proposal:	Installation of a replacement conservatory roof
Site Address:	The Slatch The Castleward Green Douglas Isle Of Man IM2 5PS

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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (I) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Paragraph 8.12.1 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

Representations

1. At the time of writing there have been no written representations made regarding the current planning application.

Assessment

1. The level and scale of development proposed within this planning application is considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm to the wider surrounding area. The proposed replacement of the conservatory roof with tiles to match the main dwellinghouse is deemed to enhance the appearance of the dwelling.
2. Overall it is concluded that the planning application accords to the provisions of General Policy 3, Environment Policy 1, Environment Policy 2, and Environment Policy 3 of the Isle of Man Strategic Plan 2007.

Recommendation

1. It is recommended that the planning application be permitted.

Party Status

1. The local authority, Douglas Borough Council, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

Recommendation Recommended Decision: Permitted Date of Recommendation: 09.04.2013 Conditions and Notes for Approval / Reasons and Notes for Refusal

• C: Conditions for approval
• N: Notes attached to conditions
• R: Reasons for refusal
• O: Notes attached to refusals

C 1.

The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This approval for the installation of a replacement conservatory roof relates to DRAWING No.: 01 and 02 both date stamped 7th March 2013.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager / Senior Planning Officer.

Decision Made: Permitted Date: 09.4.13 Determining officer (delete as appropriate)

Signed: ______________________________

Anthony Holmes Senior Planning Officer

Signed: ______________________________

Michael Gallagher Director of Planning and Building Control

Signed: ______________________________

Sarah Corlett Senior Planning Officer

Signed: ______________________________

Jennifer Chance Development Control Manager