DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 20/00634/B Applicant: Mr John Callister Proposal: Replacement of existing conservatory roof with tiled roof. Site Address: 16 Mount View Road Onchan Isle Of Man IM3 4BU Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 28.07.2020 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposal is considered to comply with the relevant polices of the Strategic Plan, RDS and the Onchan Local Plan.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings reference numbers 379-01 and 379-02 all received on 19th June 2020. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

- 1.0 SITE

Officer’s Report

1.1 The application site is the residential curtilage of 16 Mount View Road, Onchan which is a detached two storey dwelling located to the southern side of Mount View Road within a wider suburban area of Onchan.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under Onchan Local Plan. The site is not within a Conservation Area. - 2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 2.3 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;
• (l) 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."

2.4 Residential Design Guide (RDS)

3.0 PLANNING HISTORY - 3.1 There are no previous planning applications associated with the property which are considered relevant in the assessment and determination of this application.

4.0 PROPOSAL - 4.1 The application seeks approval for replacement of the existing glazed conservatory roof with tiles, which also involves the increase of the roof height as the existing lean-to roof is being replaced with a hipped roof..

5.0 REPRESENTATIONS - 5.1 Highway Services comment there are no highway implications (09.07.2020). - 5.2 Onchan Commissioners do no object (16.07.2020).

- 6.0 ASSESSMENT

6.1 The principal issues relate to the potential impact upon neighbouring amenities (overlooking, loss of light and/or overbearing impact) by the development and the potential visual impacts upon the amenities of the street scene. - 6.2 In terms of impacts upon neighbouring amenities, the proposal is slightly taller and has a greater height/mass; however, the impacts are not considered to be so significantly more to warrant a refusal. - 6.3 In relation to the potential visual impact upon the street scene, the proposal would not be especially apparent from Mount View Road, given its location to the rear of the dwelling. However, the proposal would be arguably more in keeping than the existing conservatory. - 6.4 Overall, it is considered that the overall level of development contained within the proposal is relatively modest and in keeping with the character of the dwelling, with suitably limited impact on the neighbouring properties. As such the proposal does not adversely affect public or private amenity and is therefore in accordance with Onchan Local Plan, General Policy

• 2 of the IOM Strategic Plan and RDS.

7.0 CONCLUSION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan, RDS and the Onchan Local Plan and therefore recommended for an approval.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above 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 : 29.07.2020 Determining officer

Signed : S BUTLER Stephen Butler

Head of Development Management

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