Officer Report

Application No.: 18/00422/B Applicant: Douglas Land Securities Limited Proposal: Refurbishment of building exterior including replacement windows, doors, rainwater goods and new entrance porches Site Address: 14-16 Tennis Road Douglas Isle of Man IM2 3LN Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.06.2018 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information:

This approval relates to the submitted documents and drawings reference numbers PD 001 and PD 002 all received on 23rd April 2018. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The site represents 14-16 Tennis Road, Douglas which is a two storey building which accommodated four apartments. The property is located along the northern side of Tennis Road and west of Brunswick Road within Douglas.

1.2 The properties along Tennis Road are made up of a mixture of traditionally styled properties and more modern properties as well as single, two and three storey properties. A good example of this variety can be found with the application site which has a 1970s appearance, while to the north east is a pair of semi-detached traditional properties (Nrs 2 & 4 Tennis Road), and approval exists (16/00227/B) for a row of five modern designed properties in between.

2.0 PROPOSAL - 2.1 The application seeks approval for the refurbishment of building exterior including replacement windows, doors, rainwater goods and new entrance porches.

3.0 LAND USE ZONING / PLANNING POLICIES - 3.1 The application site is mainly within an area recognised as being an area of "Predominantly Residential Use" under the Douglas Local Plan. The site is within a Conservation Area. - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains the following policies that are considered specifically material to the assessment of this current planning application: - 3.3 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." - 3.4 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."

4.0 PLANNING HISTORY - 4.1 There are no planning applications on this site which are considered relevant in the assessment and determination of this application. However, the adjoin approval is considered to be relevant:

4.2 Erection of five terraced dwellings with parking to rear of properties and associated landscaping - 16/00227/B - APPROVED at APPEAL.

5.0 REPRESENTATIONS - 5.1 The Douglas Borough Council have no objection (received on 21.05.2018). - 5.2 Department of Infrastructure Highways Services do not object (received on 29.05.2018).

6.0 ASSESSMENT - 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area. - 6.2 The Planning Authority 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 The works proposed would result in a significant improvement to the existing building, which is of its time, but the works would update its appearance. As mention there are a variety of styles and types of properties sin the area, and this proposal would tie in with the adjacent five terraces which were recently approved as well. Accordingly, it is considered the proposal would comply with General Policy 2 and Environment Policy 35 as the works would preserve the character an appearance of the Conservation Area.

7.0 RECOMMENDATION - 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.

8.0 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 the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 12.06.2018 Determining officer

Signed : J CHANCE Jennifer Chance

Director of Planning and Building Control

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