Officer Report

Application No.: 17/00706/B Applicant: Mr Maurice Mawdsley Proposal: Installation of replacement roof slates Site Address: 24 Albany Road Douglas Isle Of Man IM2 3NG Case Officer : Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.08.2017 _________________________________________________________________

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.

The Plans on which this recommendation is based are;

This approval relates to the site and location plan, photographs of the existing property and neighbouring properties and relevant CUPA specification sheet all date stamped and received 03/07/2017.

Interested Person Status

By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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) The Highways Division of the Department; and
• (e) The local authority, Michael Commissioners in whose district the land the subject of the application is situated.

Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Officer’s Report THE SITE

1.1 The application site relates to the residential curtilage of 24 Albany Road, Douglas. The existing hipped roof semi-detached property is a two storey dwelling situated on the north western side of the road. The property has an existing grey slate roof matching with adjoining property 22 Albany Road. - 1.2 The site sits within the Douglas (Selborne Drive) Conservation Area. THE PROPOSAL

2.1 Proposed is the removal of the existing roof slates and their replacement with new CUPA R12 slates to match the existing. There are no other alterations proposed other than the replacement of the roof tiles. PLANNING HISTORY - 3.1 There have been no previous applications on this site that are considered materially relevant in the assessment of this case, there has been one previous application for the replacement of roof tiles in the nearby area PA 17/00273/B for 44 Selborne Drive was granted full approval for the replacement of the existing roof tiles with a CUPA 12 roof slate and the installation of roof lights in April 2017. DEVELOPMENT PLAN POLICIES - 4.1 In terms of local plan policy, the application site is within an area zoned as 'Predominantly Residential' under the Douglas Local Plan 1998 Map No. 2 and as previously mentioned; the site is within the Selborne Drive Conservation Area.

4.2 In terms of strategic policy, the Isle of Man Strategic Plan 2016 contains two polices which are considered materially relevant to assessment of this current planning 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:

• (n) is designed having due regard to best practice in reducing energy consumption."

4.4 Environmental 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."

REPRESENTATIONS

5.1 Douglas Borough Council had no objection (21/07/2017)

5.2 Highway Services indicated no highways interest in the application (28/07/2017) ASSESSMENT - 6.1 The removal of the existing roof tiles and their replacement with new like for like CUPA R12 roof slates to match the existing and neighbouring property will ensure the preservation of the appearance of the Conservation Area in line with EP35 whilst offering an opportunity towards improving the internal thermal efficiency of the dwelling in line with part (n) of GP2. RECOMMENDATION - 7.1 Overall it is considered that the proposal will preserve the character of the Selborne Conservation Area and is therefore recommended for approval.

Decision Made : Permitted Date : 24.08.2017

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.

Determining officer

Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Abigail Morgan Senior Planning Officer Signed…………………………………….. Steve Butler Head of Development Management Signed : J CHANCE Jennifer Chance Director of Planning and Building Control