Officer Report

Application No.: 25/90460/B Applicant: Mr Kyle Herman Proposal: Replacement of roof covering Site Address: 5 Woodbourne Villas Alexander Drive Douglas Isle Of Man IM2 3QG Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.06.2025 _________________________________________________________________

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. Prior to the replacement of any decorative barge boards to the front elevation of the dwelling a detailed drawing/s showing the replacement barge board shall be submitted to and approved in writing to the Department and these approved details shall be fully adhered to and retained thereafter.

Reason; In the interests of the character and quality of the Conservation Area, the individual property and the terrace the dwelling forms part of.

This application has been recommended for approval for the following reason.

The proposed replacement roofs, barge boards (subject to condition) and replacement ridge tiles are acceptable and as such complies with General Policy 2, Environment Policy 35 and Section 18(4) of the Town and Country Planning Act (1999).

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 07.05.2025. _________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal:

Local Authority - No Objection

_________________________________________________________________ Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The site is the residential curtilage of an existing property 5 Woodbourne Villas, Alexander Drive, Douglas sitting on the northern side of Alexander Drive. The property is a traditional two and half storey mid-terraced property, with a slate roof finish to main dwellinghouse. A front canopy which overhangs the ground floor windows and entrance door has a red clay tiles.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the replacement of the roof covering. This includes the front and rear elevations of the "main" roof, as well as the small mono pitch roof covering the single storey extension at the very rear. The proposed works do not include the red clay tiled canopy roof covering the bay window and adjacent area at the front. - 2.2 The applicants outline that: "The current roof covering is natural Welsh slate, and the slates are deemed to be in good condition (the need for "replacement" triggered by the absence of any membrane, and leaks at most junctions). We propose to reuse as many of these slates as is possible in the re-roofing exercise, so from an aesthetic perspective the finish will mirror exactly that currently seen. It is inevitable that some slates may break on removal in the early stages of the work, and in case more are needed we are already actively sourcing reclaimed Welsh slates to match those fitted (we do hold a small supply - circa 100 - in stock). We envisage being able to source replacements in sufficient numbers to ensure that a good match is achieved on all roof elevations. The other properties along the terrace all have slate roofs of very similar appearance." - 2.3 The applicants also indicate that the existing ridge tile are unlikely to survive removal (bedded into the mortar) so they are assuming that these will need to be replaces with a similar red ridge tile. - 2.4 The applicants have also indicated that the works (depending on condition of existing decorative timber bargeboards) may result in the repair or replacement of these. If replacement or repair is deemed necessary during the works, the applicants have advised that they will replicate their design and colour in new treated timber, with a black painted finish to match the existing.

- 3.0 PLANNING HISTORY

3.1 There are no previous application which are considered material to the assessment of this application. - 4.0 PLANNING POLICIES 2.1 The application site is within an area of "Predominately residential use" under the Area Plan for the East 2020. The application building and site are located within a Conservation Area.

4.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:-

4.3 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."

4.4 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." - 4.5 This echoes the policies of Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man. - 4.6 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". - 4.7 Residential Design Guide 2021

- 5.0 REPRESENTATIONS

5.1 Douglas Borough Council have no objection (13.05.2025). - 6.0 ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are;

• - Statutory test
• - Character and appearance

- 6.2 CONSERVATION AREA STATUTORY TEST

• 6.2.1 Prior to the assessment elements of this application, it is necessary to apply the Conservation Area statutory test as referenced in section 4.4 of this assessment on whether the proposal would preserve or enhance the Conservation Area. Section 18(4) of the Town and Country Planning Act (1999) as mentioned previously, also requires that the desirability of preserving or enhancing its character or appearance in the exercise.
• 6.2.2 The existing Welsh slate roof to main dwelling house is proposed to be either retained or replaced with reclaimed Welsh slate roof due to the condition of the existing roof which the applicants have explained. One the basis it is natural slate for natural slate there are no

• concerns with the proposal. Further the roof ridge tiles proposed are appropriate for the property and are very similar to what exists. In relation to the decorative barge board, while it is acknowledged that the applicants do not know the full extent of their condition and whether they can be repaired or replaced. If they needed replacing, while the applicants have advised that they will replace like for like in timber, a condition should be attached which seeks a drawing of the works should it need replacing.
• 6.2.3 Overall, it is consider the proposals would preserve (neutral impact) the character and quality of the Conservation Area and comply with Section 18(4) of the Town and Country Planning Act (1999).

- 6.3 CHARACTER AND APPEARANCE

• 6.3.1 The Planning Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2016). This policy indicates that development within Conservation Areas will only be permitted if they would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
• 6.3.2 For the reason outlined previously (par 6.2.2 to 6.2.3) it is considered the proposal are acceptable and would preserve the character and appearance of the Conservation Area.

CONCLUSION

7.1 The proposed replacement roofs, barge boards (subject to condition) and replacement ridge tiles are acceptable and as such complies with General Policy 2, Environment Policy 35 and Section 18(4) of the Town and Country Planning Act (1999). - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 8.2 Article A10 sets out that the right to appeal is available to:

• applicant (in all cases);

• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make

comments in a professional capacity they cannot be given the Right to Appeal.

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: 10.06.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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