DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 24/00851/B Applicant: Mr William Loughran Proposal: Re-roofing of front and rear facing elevations Site Address: Osborne House 5 Osborne Terrace Douglas Isle Of Man IM1 3LH Planning Officer: Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.09.2024 _________________________________________________________________

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.

• C 2. The proposed tiles should match the ones on drawing no. 1668.10, which has been received on 5th August 2024.

This application has been recommended for approval for the following reason. It is concluded that the proposal complies with General Policy 2, Environment Policy 35 of the Isle of Man Strategic Plan 2016 and Planning Policy Statement 1/01 and is supported.

Plans/Drawings/Information; This approval relates to the documents, location plan and drawing no. 1668.10, which have been received on 5th August 2024. _______________________________________________________________

Right to Appeal

None ___________________________________________________________________

- 1.0 THE SITE

Officer’s Report

1.1 The site is the Osborne House, Osborne Terrace, Douglas, a mid-terrace house located on the south of Osborne Terrace. Its rear boundary is on Cambridge Terrace.

2.0 THE PROPOSAL - 2.1 The proposed is replacing existing roof tiles with slate tiles.

- 3.0 PLANNING HISTORY

3.1 There is no previous application considered materially relevant to this application. - 4.0 PLANNING POLICY Site Specific

4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.

4.2 The site is within the Windsor Road Conservation Area. Strategic Policy - 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:

• o Strategic Policy 4 (a)
• o General Policy 2 (b) (c) (g)
• o Environment Policy 34
• o Environment Policy 35

PPS and NPD

4.4 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is the only adopted PPS at the moment. It provides supplementary policy on developments within any conservation area.

5.0 OTHER MATERIAL CONSIDERATIONS Legislation

5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7. - 6.0 REPRESENTATIONS

6.1 Douglas Borough Council has no objection to this application (16.08.2024).

6.2 DoI Highway Services states there is no highway interest in this application (05.08.2024). - 7.0 ASSESSMENT Conservation Areas Statutory Test

7.1 Before assessing elements of the proposal, as it is within a Conservation Area, a test should be applied to this proposal as mentioned in 5.1. This is whether the proposal would preserve or enhance the character of the Conservation Area.

7.2 The replacement tiles are similar and they will preserve the existing appearance of the building and therefore also preserve the character of the area. Hence, the proposal is considered to pass the test.

Elements of Assessment

7.3 The key considerations in the determination of the application are its impact on the terrace itself and on the character and appearance of the area. - 7.4 As mentioned in 7.2, it is considered that the proposal preserves the design of the building. - 7.5 As mentioned in 7.2, the proposal preserves the character or appearance of the area.

- 8.0 CONCLUSION

8.1 It is concluded that the proposal complies with General Policy 2, Environment Policy 35 of the Isle of Man Strategic Plan 2016 and Planning Policy Statement 1/01 and is supported. Therefore, it is recommended for an approval. - 9.0 INTEREST PERSON STATUS

9.1 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 which 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. 9.2 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made : Permitted Date: 11.09.2024 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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