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1.1 The application site is the residential curtilage of Balquhidder, 9 Woodlands Close, Douglas.
1.2 This part of Woodlands Close is characterised by rendered bungalows that appear to have been built during the 1960s or 1970s.
2.1 Retrospective approval is sought for a replacement conservatory roof, to include new guttering and flashing. The previous roof was glazed and pitched.
2.2 The conservatory sits at the rear of the dwelling and, aside from two neighbouring properties (Balley Beg and Wychwood House), is not publicly visible.
2.3 The conservatory was granted planning approval in 2006 via application number 06/01575.
3.1 The relevant planning history is referred to above.
4.1 In terms of land use designation, the application site is located within a wider area of land that is designated as predominantly residential use under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. The relevant extracts from General Policy 2 are:
"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:
4.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 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". 4.4 While it is recognised that a conservatory roof is not an extension per se, the general thrust of paragraph 8.12 .1 is relevant.
5.1 The Highways Division do not oppose the application as it meets the relevant highway standards and policies.
6.1 The fact that the application is retrospective does not have a bearing on the determination of this application, although it was helpful to be able to observe the proposals in situ on the site visit. 6.2 As noted above, the original conservatory roof was glazed and pitched, and the proposal seeks to replace this glazing with flat, grey fibreglass plus the addition of a glazed, square-based pyramid within the centre of the roof and measuring at the base and 0.9 m high. The conservatory's roof measures . 6.3 The conservatory is also attached to a rear utility room, which is covered with a material similar to that proposed for the conservatory. 6.4 The important impacts to assess are those that the proposal would have on nearby residential amenity and on the character of the area by the design proposed. 6.5 Since the new roof material would, in effect, standardise the roofing at the rear of the dwelling, the use of flat fibreglass is unobjectionable. The pyramid extrusion is slightly unusual, and does not find a corresponding shape or pitch in the main dwelling. However, given that this will provide some natural lighting from above and is of such a small scale relative to the conservatory itself and the dwelling overall, no objection is raised to this element of the proposal. 6.6 Given that the design is considered to be acceptable, and also that a flat roof would be less visually imposing than the original pitched roof, the proposal is not considered to adversely impact upon neighbouring amenity or the character of the area. 6.7 The proposal is not considered to affect any other obvious material planning consideration.
7.1 On the basis that no harm is likely to arise from the grant of approval, it is recommended that the planning application be approved.
8.1 It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 03.06.2013 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby permitted shall not be carried out except in full accordance with the following plans: HLK/13/0115/1, HLK/13/0115/2 and HLK/13/0115/3, received on 12 April 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 : 4/6/13
Determining officer (delete as appropriate) Signed : _____________________________ Anthony Holmes Signed : _____________________________ Sarah Corlett
4 June 2013 13/00448/B Page 3 of 4
| Senior Planning Officer Signed :... Michael Gallagher Director of Planning and Building Control | Senior Planning Officer Signed :... Jennifer Chance Development Control Manager |
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