25 June 2024 · Delegated - Principal Planner (J Singleton)
8, Windsor Terrace, Douglas, Isle Of Man, IM1 3lt
The site comprises numbers 8-20 Windsor Terrace, a row of mid-1940s terraced properties in a Conservation Area in Douglas. The proposal seeks to replace the existing 77-year-old slate roof, which is leaking and at the end of its lifespan, with new Spanish slate (Cupa R12, non-carbonate grey slate with smooth matt surfa…
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The officer identified the key issue as the Conservation Area statutory test under Section 18(4) of the Town and Country Planning Act (1999), requiring the proposal to preserve or enhance the area's c…
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, form, design; not adversely affect character of townscape or amenity. Officer assessed the roof replacement and other works as acceptable, with no adverse impacts on character, street scene, or Conservation Area, meeting all relevant tests including (b), (c), and (g).
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character, protecting special features. Officer applied alongside statutory test, finding replacement slate roof appropriate and works neutral (preserve) with no adverse impact on terrace or area character.
Time limit
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.
no highway interest (24.05.2024)
not requesting ecological assessment but applicants must check for bats and birds prior to works, with specific precautions during stripping
DEFA Ecosystem Policy Team raised bat and bird concerns but did not request a full ecological assessment, instead requiring pre-works checks and careful working methods. Highway Services HDC has no interest in the application.
Key concern: potential for roosting bats due to proximity to broadleaved woodland
DEFA Ecosystem Policy Team
Conditional No ObjectionThe Ecosystem Policy Team are not requesting an assessment by a suitably qualified ecological consultancy in this instance.; Should bats or birds, or any evidence of their presence, be found, then the work must stop and advice be obtained from the Ecosystem Policy Team on 01624 651577.
Conditions requested: thorough checks for bats and birds around the roof prior to any works, including all external holes and crevices such as behind barge boards and soffits, lead flashing or loose tiles, and internal roof voids and attic spaces; stripping of the roof undertaken by hand or with hand-held tools and machinery with due care; roof tiles lifted off carefully and directly, not rolled, compressed, or sprung; if bats or birds or evidence found, work must stop and advice obtained from Ecosystem Policy Team on 01624 651577
Highway Services HDC
No ObjectionHighway Services HDC has no interest (NHI) in: 24/00557/B
