Officer Report

Application No.: 15/00697/B Applicant: Mrs Leonora Williams Proposal: Replacement of existing polycarbonate conservatory roof with light weight roof tiles Site Address: 44 Patrick Street Peel Isle Of Man IM5 1BS Case Officer : Mr Edmond Riley Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of an end-terrace, two-storey house on the western side of Patrick Street that is within both the Peel Conservation Area and a residential area. Although the dwelling forms part of a continuous street frontage, there is subtle variety of architectural styles of the dwellings along this frontage. To the rear of the dwelling is a conservatory - while its design is fairly commonplace, its situation above an existing ground floor extension is rather unusual. The conservatory has a very shallow, monopitched roof formed of a polycarbonate material. - 1.2 The land falls away very sharply to the west, where views of the site are readily achievable from the industrial area located below and also the open land that rises back up further to the west - albeit, obviously, these views are from a long distance.

2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the replacement of the existing conservatory roof with a grey slate-style "Metrotile", which is designed to match the natural slate found on 44 Patrick Street and the houses in the area in general. The roof pitch of the conservatory would not be altered.

3.0 PLANNING HISTORY - 3.1 The aforementioned conservatory was constructed following the granting of planning approval to PA 05/01880/B, for which the primary consideration of the case officer was the overlooking that would result to the side rather than the visual appearance of the conservatory. The position of the conservatory was not considered, probably since there are and would have been then - a number of similarly-positioned rear outriggers and sunroomtype extensions along the rear of the Patrick Street properties, alongside which the conservatory sits.

4.0 PLANNING STATUS - 4.1 The site is designated as Residential on the Peel Local Plan adopted 1989, as well as being within the Peel Conservation Area as noted. In view of the nature of the proposal and

• the location of the site, both General Policy 2 and Environment Policy 35 of the Strategic Plan should be considered.
• 4.2 General Policy 2 of the Strategic Plan (adopted 2007) is an extensive policy, outlining the presumption in favour of development that complies with the land-use zoning and proposals in the appropriate Area Plan and with other policies of the Strategic Plan. It states (in part): "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, and (g) does not affect adversely the amenity of local residents or the character of the locality".

4.3 Paragraph 8.12.1 of the Strategic Plan sets out the presumption in favour of granting planning permission for extensions to existing dwellings in built-up areas where such a proposal would have no adverse impact on the surrounding area or neighbouring properties. Although this does not fully apply in the current circumstance as the proposal would not result in an extension, the principle is considered relevant. - 4.4 Environment Policy 35 adds greater protection to that outlined in GP2: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

5.0 REPRESENTATIONS - 5.1 Peel Town Commissioners offered no opposition to the proposal in comments received 20th July 2015.

6.0 ASSESSMENT - 6.1 There is nothing especially controversial about the proposal, which would provide something in the way of uniformity to the dwelling in terms of roof tiling. Given the topography of the area and the conservatory's location to the rear of the dwelling, the roof of the conservatory can only be discerned from a significant distance to the west. - 6.2 Any improvement over the existing situation is to be welcomed even where this cannot be easily seen. Limited though the visual impact would be, an enhancement would very likely result, and therefore the proposal would comply with Environment Policy 35.

7.0 RECOMMENDATION - 7.1 In view of the above, the application is recommended for approval.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;
• o 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, and o The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation:

21.07.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

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.

• C 2. The replacement conservatory roof hereby approved shall be of the colour shown in the untitled photograph sheet submitted as part of the application (and date-stamped as having been received 19th June 2015) unless otherwise agreed in advance with the Department.

Reason: For the avoidance of doubt and in the interest of the appearance of the application site and Conservation Area in which it sits.

The development hereby approved relates to the following plan, date-stamped as having been received 19th June 2015: JTM-54-P-01.

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

Decision Made : Permitted Date : 24.07.2015 Determining officer

Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control