Officer Report Recommendation

Planning Officer Report And Recommendations {{table:328003}} {{table:328002}}

Officer's Report

1. THE SITE
2. The application site relates to the modern detached single storey property Four Winds, Patrick Village, Patrick. The property is situated on the eastern side of the road and is one of several properties which form a row along the main road.

1. THE PROPOSAL
2. This application seeks approval for window / door alterations, installation of two roof lights and solar panels to dwelling and erection of a garden shed (retrospective).

1. PLANNING STATUS
2. The application site is within an area recognised as being an area of "white land", not zoned for development under the Isle of Man Development Plan Order 1982. The site is within an area zoned as High Landscape or Coastal Value and Scenic Significance.

1. As the site is located within an area of "White Land" within the countryside and the type of development proposed, the following policy is relevant:-

"Housing Policy 16: The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public." "Energy Policy 4: Development involving alternative sources of energy supply, including wind, water and tide power, and the use of solar panels, will be judged against the environmental objectives and policies set out in this Plan. Installations involving wind, water and tide power will require the submission of an EIA."

1. PLANNING HISTORY
2. The following previous planning applications are considered relevant in the assessment and determination of this application:

89/00381/B sought approval for alterations and extensions to the property. This was approved. 07/00337/B sought approval for the construction of a conservatory to the front elevation of the property. This was approved.

09/00968/B sought approval for the alterations and extensions to dwelling and extension to existing garage. This was approved.

10. Representations

1. Patrick Parish Commissioners do not object to this application.

12. Assessment

1. As indicated within Housing Policy 16 the extension or alteration will not generally be permitted where this would increase the impact of the building as viewed by the public. The aspects which are most apparent from public view in terms of this application are the solar panels to the southern elevation of the property.

1. The main issue therefore with this proposal is whether the erection of these solar panels have a detrimental impact upon the visual amenities of the property, increasing the impact of the building as viewed by the public.

1. It is encouraged in the Isle of Man Strategic Plan 2007 to minimise environmental pollution to air, water and land and with this proposal the best practice to reduce energy consumption is being made.

1. The proposed solar panels are apparent from public view along the southern roof of the garage block which is set back 6 metres from the front elevation of the main dwelling house.

1. The existing finish of the property is grey slate and solar panels are dark in colour which helps reduce the appearance. Overall, it is considered whilst the solar panels do not add to the attractiveness of properties, they minimise environmental pollution which the Isle of Man Strategic Plan seeks to address. Therefore given the proposed site is not within a conservation area, nor a Registered Building, it is considered the environmental benefits outweigh the visual impact the have within the street screen and upon the property.

1. All other alterations and the erection of a garden shed are modest and cause no significant impact upon the visual amenities of the street scene or upon the residential amenities of neighbouring properties.

19. Recommendation

1. Overall, for the reasons set out in this report, it is considered the proposal would comply with the relevant policies as indicated within the Isle of Man Strategic Plan and therefore it is recommended that the application be approved.

21. Party Status

1. It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:

Patrick Parish Commissioners

Recommendation

Recommended Decision: Permitted

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

C 1.

This approval relates to the window / door alterations, installation of two roof lights and solar panels to dwelling and erection of a garden shed (retrospective) as proposed in the submitted documents and drawings WL/12/1235/1, WL/12/1235/2 and WL/12/1235/3 all received on 7th March 2012.

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: 19/4/12

Determining officer (delete as appropriate)

Signed: Anthony Holmes Senior Planning Officer

Signed: Michael Gallagher Director of Planning and Building Control

Signed: Sarah Corlett Senior Planning Officer

Signed: Jennifer Chance Development Control Manager