Planning Officer Report Recommendations

Officer's Report

Application No.:	12/01429/B
Applicant:	Mr Michael Fayle
Proposal:	Erection of a glasshouse and glazed veranda to replace existing glasshouses
Site Address:	Ballaqueeney Lodge Ballaquayle Road Douglas Isle Of Man IM2 5DD
Case Officer:	Miss Laura Davy
Photo Taken:	07.11.2012
Site Visit:	07.11.2012
Expected Decision Level:	Officer Delegation

The Site

1. The application site is the curtilage of Ballaqueeney Lodge, Ballaquayle Road, Douglas which is a detached dwelling set within its own grounds. The site is to the eastern side of Ballaquayle Road. There is a large detached single storey property on the site with gardens to the front and side. To the south of the dwelling is an octagonal glasshouse with glazed wings. The site is well screened and is not highly visible from the main public thoroughfares.

The Proposal

1. The application seeks approval for the erection of a replacement glasshouse and glazed open fronted veranda. The glass house would have an aluminium frame and would be sited on the existing footprint, the proposal would retain the original beds flooring. The open front would be supported on two pillars.

Planning History

1. The previous planning applications are not considered to be specifically material in the assessment of the current application.

Development Plan Policies

1. The application site is within an area zoned as "Predominantly Residential" identified on the Douglas Local Plan 1998. Given the nature of the application it is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).

1. General Policy 2

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 design having due regard to best practice in reducing energy consumption.

Consultations

1. Douglas Corporation has no objections

Assessment

1. The application site is within an area zoned as predominantly residential and therefore should be assessed against General Policy 2.
2. There is an existing glasshouse within the garden area which has wings on both sides. The structure has clearly been there for some time, and has sustained some damage over the years. The glasshouse is attractive but there are a number of glass panels which are broken and the frame is worn.
3. The proposed glass house and open-sided veranda would be similar in design to the existing one.
4. It is considered that the proposed glasshouse would contribute to the character of the property and would be a significant distance from the neighbouring properties and therefore would not adversely affect the amenities of those occupying the neighbouring properties.
5. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Douglas Corporation is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 27.11.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

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

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the erection of a glasshouse and glazed veranda as shown in drawings P01, P02, P03, P04, P05, P06 and P07 received 23rd October 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 : 27/11/12

Determining officer (delete as appropriate)

Signed : A. Nunn 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