Officer Report

Application No.: 16/00683/B Applicant: Mr Raymond Patterson Proposal: Replacement of existing glazed conservatory roof with tiles Site Address: 2 Royal Avenue West Onchan Isle Of Man IM3 1HB Case Officer : Mr Chris Balmer Site Visit: 06.07.2016 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The application site is the residential curtilage of 2 Royal Avenue West, Onchan which is a two storey terraced property located to the southern side of Royal Avenue West and north of Royal Avenue. The site sites on a corner plot.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within an area of 'shopping' use under Onchan Local Plan Order 2000. 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."

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

4.0 PROPOSAL - 4.1 The application seeks approval for the replacement of existing glazed conservatory roof with light weight roof tiles.

5.0 REPRESENTATIONS - 5.1 Onchan Commissioners have recommended an approval (received on 14.07.2016).

6.0 ASSESSMENT - 6.1 The principal issues relates to the potential visual impacts upon the amenities of the street scene. - 6.2 In relation to the potential visual impact upon the street scene, the proposal would be apparent from the adjacent highways, given its corner location. Notwithstanding this, it is considered the proposal would be arguably more in keeping than the existing dwelling.

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. As such the proposal does not adversely affect public or private amenity and is therefore in accordance with Onchan Local Plan and General Policy 2 of the IOM Strategic Plan. - 7.0 RECOMMENDATION

7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Douglas Local Plan and therefore recommended for an approval. - 8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

8.2 With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 25.07.2016 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.

This approval relates to drawings reference number 01 all received on 17th June 2016.

I can confirm that this decision has been made by the Interim Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 25.07.2016 Determining officer

Signed : J CHANCE Jennifer Chance Interim Director of Planning and Building Control

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