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24/00557/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00557/B Applicant : Douglas Land Securities Ltd Proposal : Installation of replacement roof slates, fascia, soffits gutters and down pipes Site Address : 8-20 Windsor Terrace Douglas Isle Of Man IM1 3LT
Principal Planner: Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.06.2024 __
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.
N 1. The applicant is strongly recommended to check for bats and birds around the roof prior to any works taking place and to contact (01624 651577) the Ecosystem Policy Team should bats or birds, or any evidence of their presence be found.
This application has been recommended for approval for the following reason. It is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016, Residential Design Guide 2021, Planning Policy Statement 1/01 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 15.05.2024. __
Interested Person Status - Additional Persons
None Officer’s Report
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1.0 THE APPLICATION SITE 1.1 The application site represents the curtilages of the existing properties Nrs 8-20 Windsor Terrace, Douglas, which are a row of mid 1940's styled terraced properties situated on the eastern side of Windsor Terrace
2.0 THE PROPOSAL 2.1 The planning application seeks approval for the installation of replacement roof slates, fascia, soffits gutters and down pipes.
2.2 The applicants comment: "The applicant is looking to replace their traditional slates existing roof which is approx. 77 years old; as it is at the end of its lifespan and is causing significant leaks to the apartments, as a matter of urgency.
Please refer to Condition Report HW/tw/2041 dated 09th May 2024 by Steve Morley Chartered Surveyors which outlines the need for replacing the roof.
The new proposed roof finish is Spanish Slate, specifically Cupa R12. This is a non-carbonate, grey slate with a smooth matt surface. Further information on the proposed roof slates is included in the application."
3.0 PLANNING HISTORY 3.1 There are no previous planning applications on this site which are considered relevant in the determination of the current proposal.
4.0 PLANNING POLICY 4.1 The application site is within an area of 'Predominantly Residential' under the Area Plan for the East 2020. The application building and site are located within a Conservation Area.
4.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant to the assessment of this current planning application:
4.4 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;
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(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."
4.5 Residential Design Guide 2021
4.6 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."
4.7 This echoes the policies of Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man.
4.8 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".
5.0 REPRESENTATIONS 5.1 Highway Services comment there is no highway interest (24.05.2024).
5.2 The Ecosystem Policy Team (DEFA) comment (05.06.2024): "8-20 Windsor Terrace backs onto an area of broadleaved woodland which likely contains foraging, commuting and roosting bats. The photos provided within the Design Statement do not show any obvious gaps or crevices suitable for bats around the roof, but there is still potential for roosting bats to be present, especially because of the proximity to the woodland. There could also be potential for nesting birds.
The Ecosystem Policy Team are not requesting an assessment by a suitably qualified ecological consultancy in this instance. However, the applicants must make sure that they undertake thorough checks for bats and birds around the roof prior to any works taking place, which will require all external holes and crevices such as behind barge boards and soffits, lead flashing or loose tiles to be checked, as well as internal roof voids and attic spaces. The stripping of the roof should also be undertaken by hand, or where necessary with the assistance of hand-held tools and machinery, with due care. Roof tiles should be lifted off carefully and directly, and not rolled, compressed, or sprung to avoid potential harm to any bats which may be present."
6.0 ASSESSMENT 6.1 The key issue to considerer in the assessment of this planning application is the conservation area statutory test and the potential impacts upon the visual amenities of the street scene/Conservation Area.
CONSERVATION AREA STATUTORY TEST 6.2 Prior to the assessment elements of this application, it is necessary to apply the Conservation Area statutory test as referenced in section 4.8 of this assessment on whether the proposal would preserve or enhance the Conservation Area.
6.3 The main roofs involves of the removal of the existing slate roof with Spanish slate roof. It is considered these works would be acceptable and be appropriate and preserve. The other works to the fascia, soffits (none decorative) and water goods rise no concerns.
6.4 Overall, it is considered the proposals would not have any adverse impact on the character and appearance of the terrace or that of the Conservation Area; having a neutral impact (i.e. preserve).
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POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE 6.5 For the reasons in sections 6.2 to 6.4 the proposals are considered acceptable and accordingly, considered acceptable.
OTHER MATTERS 6.6 A note should be attached which outlines the issues raised by the Ecosystem Policy Team. The Wildlife Act covers the issue of any damage to wildlife (Bats & Birds) and their habitats.
7.0 RECOMMENDATION 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016, Residential Design Guide 2021, Planning Policy Statement 1/01 and Section 18(4) of the Town and Country Planning Act (1999) as such the planning application is recommended for approval.
8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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 above who should be given Interested Person Status.
8.3 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 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: 21.06.2024
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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