DEC Officer Report

Application No.: 21/00632/B Applicant: Mrs Margaret Cowley Proposal: Installation of replacement roof tiles Site Address: Dorian 33 Albany Road Douglas Isle Of Man IM2 3NE Enforcement/Planning Assistant: Expected Decision Level: Ms Charlotte Gatt Recommended Decision: Permitted Date of Recommendation: 27.07.2021 _________________________________________________________________

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 replacement roof tile here by approved shall use a double 'Roman' concrete roof tile in a brown colour to match the character of the area and that of the existing. Reason: In the interest of the character of the area

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

The proposed roof is unlikely to have a negative impact on the visual amenity from the neighbouring properties and is considered to comply with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and therefore acceptable.

Plans/Drawings/Information;

This decision relates to supporting documents and drawings titled; Location Plan, Existing Roof Tile Photos and Proposed Roof Tile Photos, date stamped as being received by The Department on 20.05.21

Interested Person Status

Additional Persons None _____________________________________________________________________________ Officer’s Report THE SITE

1.1 The application site is the curtilage of 'Dorian' No. 33 Albany Road. A one and half storey property situated on the corner of Selborne Drive and Albany Road, Douglas. The property is set back from each highway with a small front garden; a low level wall runs along the Selborne Drive and Albany Road boundaries. - 1.2 The dwelling has an 'L' shaped layout around the corner with a mixed hipped and pitched roof arrangement. There is an existing flat roof attached garage on the southern gable the driveway of which joins Selborne Drive. - 1.3 The street scene is characterised by a mixture of dwelling types, comprising detached, semi-detached and terraced properties with slate roof tiles serving as the predominant roofing material. There is also a mixture of building styles of differing era; a key feature of Selborne Drive Conservation Area. THE PROPOSAL

2.1 The current planning application seeks approval to replace the existing faded double roman concrete roof tiles with a Marley smooth brown coloured double roman concrete roof tile, similar size and shape to that of existing. PLANNING HISTORY - 3.1 The application site has benefited from a number of previous application, none of which would be deemed relevant to the assessment of this application. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Douglas Local Plan 1998, Map 2. The property is also within the Selbourne Drive Conservation area. Given the nature of the application it is appropriate to consider General Policy 2 and Environment Policy 35.

4.2 General Policy 2 of the Isle of Man Strategic Plan 2016 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:

...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...

4.3 Environment Policy 35 which 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'.

REPRESENTATIONS

5.1 Douglas Corporation have considered the proposal and have no objection. (08.06.21)

5.2 DOI Highways Division commented - NHI- No Highways Interest on (14.06.2021)

• ASSESSMENT
• 6.1 The key issue to consider in the assessment of this planning application is the potential impacts upon the visual amenities of the street scene and whether the proposed roof slates will preserve or enhance the Conservation Area.

6.2 The replacement of the existing Marley Double Roman (concrete) roof tiles with near identical roof tiles is unlikely to result in any significant change to the appearance or character of the property. Although the new roof tiles will make the property wear a new look, it is a replacement with roof tiles of similar appearance, style and material (like for like) and as such presents no change to the status quo besides appearing new. The installation will be publicly visible as you approach the property from both sides of Albany Road. However, the change is positive and will work to preserve the character of the building and the Conservation area known for its diversity in design and finishing; thus fulfilling the requirements of Environment Policy 35 and Planning Policy Statement 1/01

6.3 Overall, it can be concluded that the proposed installation of the replacement roof tiles would be in keeping with the overall character of the dwelling, as well as the Selborne Drive Conservation area. CONCLUSION - 7.1 For the above reason the proposed roof is unlikely to have a negative impact on the visual amenity from the neighbouring properties and is considered to comply with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and therefore acceptable. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), 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) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 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 in Article 6(4) 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.

Decision Made: Permitted Date: 27.07.2021 Determining officer

Signed : J SINGLETON Jason Singleton Principal Planner

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