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25/90083/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90083/B Applicant : Miss Beverley Ann King Proposal : Installation of roof-mounted solar panels to front and rear roof slopes and flat roof Site Address : 4 Osborne Terrace Douglas Isle Of Man IM1 3LH
Planning Officer: Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 25.03.2025 __
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.
This application has been recommended for approval for the following reason. The proposed extension does not harm the character and appearance of the conservation area. It is considered to comply with General Policy 2 and Environment Policy 35 of the Strategic Plan and the Residential Design Guide.
Plans/Drawings/Information; This approval relates to the documents, solar panel specifications and drawing nos. 01, 02, 03 and 04 which have been received on 29th January 2025.
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Douglas Borough Council - No objection Department of Infrastructure - No objection __
Officer’s Report
1.0 THE SITE
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1.1 The site is 4 Osborne Terrace, Douglas, a Victorian-style mid-terrace house located on the north of Osborne Terrace. The rear of the site is on Cambridge Terrace. The site has a spacious front garden, and the house is located at the rear of the house.
1.2 The house is a three-storey building. There is a flat-roof dormer on the front elevation and a pitched-roof dormer on the rear elevation.
2.0 THE PROPOSAL 2.1 The proposed is the installation of solar panels on the roof of the flat-roof dormer, the part of the pitched roof above the flat roof on the front elevation and the roof on the rear elevation.
3.0 PLANNING HISTORY 3.1 Alterations and erection of a ground floor rear extension, installation of replacement windows and door, re-roofing works, alteration to existing roof dormers and installation of iron railings was APPROVED under PA 23/01365/B.
3.2 Reduce height of flat roof and increase footprint of rear extension (amendments to PA 23/01365/B) was APPROVED under PA 24/00843/B.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.
4.2 The site is within the Windsor Road Conservation Area.
Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 has the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 4 (a) o General Policy 2 (b) (c) (g) o Environment Policy 22 o Environment Policy 35 o Energy Policy 4
PPS and NPD 4.4 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is the only adopted PPS. It provides supplementary policy on developments within any conservation area.
5.0 OTHER MATERIAL CONSIDERATIONS Legislation 5.1 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". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7.
Strategy and Guidance 5.2 The Residential Design Guide (July 2021) has the following policies that are considered materially relevant to the assessment of this current planning application: o Chapter 5 Architectural Details
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6.0 REPRESENTATIONS 6.1 Douglas Borough Council has no objection to this application (06.02.2025).
6.2 DoI Highway Services states there is no highway interest in this application (03.02.2025).
6.3 The Registered Building Officer does not object to this application (05.02.2025). The comment states the proposal, whether on the front or rear elevation, would not harm the character and appearance of the area.
7.0 ASSESSMENT Conservation Areas Statutory Test 7.1 Before assessing elements of the proposal, as it is within a Conservation Area, a test should be applied to this proposal as mentioned in 5.1. It is whether the proposal would preserve or enhance the character of the Conservation Area.
7.2 Given the comment from the Registered Building Officer, the proposal is considered to preserve the charterer of the Area and passes the test.
Elements of Assessment 7.3 The key considerations of this application are its impact on the house itself and the character and streetscene of the area.
Design of the House Itself 7.4 As mentioned in 7.2, the proposal is not considered to harm the design of the house.
Character and Streetscene 7.5 As mentioned in 7.2, the proposal is considered to have no negative impact on the character of the Area.
8.0 CONCLUSION 8.1 The proposed extension does not harm the character and appearance of the conservation area. Therefore, the proposal is considered to comply with General Policy 2 and Environment Policy 35 of the Strategic Plan and the Residential Design Guide and is recommended for an approval.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
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o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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I can confirm that this decision has been made by the Head of Development Management 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, and/or rights to appeal.
Decision Made : Permitted Date : 26.03.2025
Determining Officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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