Officer Report

Application No.: 18/00314/B Applicant: Mr & Mrs Richard Jones Proposal: Erection of larger conservatory with a guardian warm roof to replace existing conservatory at rear of property Site Address: Cair Vie Belle Vue Peel Isle of Man IM5 1UH Case Officer : Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 05.06.2018 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information:

This approval relates to drawing numbers 164/54/1, 164/54/2 and 164/54/3 all date stamped and received 23/03/2018. _______________________________________________________________ Interested Person Status – Additional Persons NONE _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of Cair Vie, Belle Vue, Peel a single storey detached bungalow situated on the northern side of the Ramsey Road and adjacent to a small access track known as Briardale that loops to the rear and joins with Mourne View Road.

1.2 On the rear elevation the existing property has a flat roof timber framed conservatory with

• a masonry base approx. 3.3m wide and projecting 2m from the rear elevation.

2.0 THE PROPOSAL - 2.1 The application proposes the demolition of the existing conservatory and its replacement with a slightly larger UPVC conservatory in the same position with a masonry base. The proposed conservatory is to be 3.2m x 3.2m and is to be finished with a tiled hipped roof including two roof lights.

3.0 PLANNING HISTORY - 3.1 There ae no previous planning applications considered to be specifically material in the assessment of the current application.

4.0 PLANNING POLICY - 4.1 The site lies within an area designated under the Peel Local Plan of 1990 as 'Predominantly Residential'. The IOM Strategic Plan indicates in paragraph 8.12.1 that there is a general presumption in favour of extension to existing dwellings in residential areas so long as these to not impact neighbouring amenity or the surrounding area. As such it is important that the development complies with the general standards towards development set out in General Policy 2. - 4.2 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:

• 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; g) does not affect adversely the amenity of local residents or the character of the locality."

5.0 REPRESENTATIONS - 5.1 Peel Town Commissioners have no objection to the current planning application (21/05/2018). - 5.2 The Department of Infrastructure Highway Services have indicated that there is no highways interest in this planning application (02/05/2018).

6.0 ASSESSMENT - 6.1 The proposed replacement conservatory is located at the rear of the property and not readily visible from the main Ramsey Road. The conservatory is not so far removed from the size of its predecessor and unlikely to generate any overbearing or privacy impacts on the neighbours to warrant a concern. The proposal is considered to be of a size and scale proportionate to the main dwelling and to be of a reasonable design and materials that do not adversely affect the overall character of the existing house.

6.4 It is expected that the new hipped tile roof system shall provide the replacement conservatory with a better-quality thermal skin and in turn reduce waste energy levels and work towards a more energy efficient dwelling. It is also expected that this roof system will create an internal environment that will be comfortable throughout both the summer and winter months. - 7.0 CONCLUSION

7.1 For these reasons the proposal is considered to comply with GP2 of the Isle of Man Strategic Plan 2016 and therefore recommended for approval.

- 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013

Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) 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;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department
• of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

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.

Decision Made : Permitted Date : 14.06.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.