12 September 2024 · Delegated - Principal Planner (Jason Singleton)
10, Victoria Terrace, Douglas, Isle Of Man, IM2 4eu
The proposal involves internal and external refurbishments to a neo-classical style semi-detached house within the registered Victoria Terrace (RB 187), such as replacing concrete roof tiles to match the adjacent property, upgrading to conservation-style roof lights, replacing timber front windows with matching timber …
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The proposals pass the statutory test in section 16 of the Town and Country Planning Act 1999 as the building's architectural and historic special interest is preserved, with any harm from plan form a…
Strategic Policy 4
Requires proposals for development to protect or enhance the fabric and setting of registered buildings. Officer assessed external alterations (roof tiles matching adjacent, conservation roof lights, window replacements replicating style/opening) and internal restorations as preserving special interest overall, with renovation offsetting plan form changes.
Environment Policy 32
States extensions or alterations to a Registered Building which would detrimentally affect its special architectural or historic interest will not be permitted. Alterations tested against terrace's neo-classical features (pedimented porches, hipped roofs, deep eaves); judged compliant as replacements preserve interest, e.g. uPVC rear windows reinstate historic sash method.
RB/3 General Criteria Applied in Considering Registered Building Applications
From PPS 1/01 for conservation of historic environment. Officer applied alongside statutory test, confirming building's special interest protected through detailed assessment of roof, windows, doors.
RB/5 Alterations and Extensions
From PPS 1/01 for conservation of historic environment. Contributed to finding that proposals preserve registered building character.
General Policy 2
Requires development to respect site/surroundings in siting, layout, scale, form, design, landscaping (2b) and not adversely affect townscape character (2c). Parking layout matches nos. 7/9; building alterations respect existing scale/form despite uPVC use replacing like-for-like.
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.
Landscaping scheme
The landscaping detailed on approved drawing 318/020revA shall be carried out in accordance with the approved details. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. Reason: To ensure the provision of an appropriate landscape setting to the development.
no objections to the proposals
no significant negative impact upon highway safety, network functionality and/or parking; proposed parking welcomed on slow speed cul-de-sac; additional parking outweighs reduced access visibility; no further comments on revised information
content with updated landscaping details on drawing 318/020revA; request secured via condition
Highway Services HDC and Douglas City Council raised no objections to the application, while the Ecosystem Policy Officer objected due to loss of vegetation without mitigation; Highways confirmed no further comments on updated plans.
Key concern: loss of trees and bushes providing habitat for wildlife with no mitigation replanting
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking, as the proposed parking is welcomed and situated on a slow speed cul-de-sac. Therefore, additional parking in this area outweighs any reduced access visibility due to adjacent property wall constraints.
Douglas City Council
No ObjectionDouglas Borough Council has no objections.
Ecosystem Policy Officer
ObjectionPrior to determination of this application the Ecosystem Policy Team recommend that updated plans are provided which show new native or near native tree or hedge planting on site to mitigate against the loss of established vegetation. We also at least 1 nest box is provided to mitigate against the loss of nesting habitat.
Conditions requested: updated plans are provided which show new native or near native tree or hedge planting on site to mitigate against the loss of established vegetation; at least 1 nest box is provided to mitigate against the loss of nesting habitat
Highway Services HDC
No ObjectionHighway Services HDC have reviewed the updated information for planning application 24/00782/GB dated 27 Aug 2024 online and have no further comments to make.
