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25/90177/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90177/B Applicant : Mrs Jazz Williamson Proposal : Replacement of existing roof tiles (retrospective) Site Address : 8 Terence Avenue Douglas Isle Of Man IM2 5BL
Planning Officer: Vanessa Porter Photo Taken : 01.04.2025 Site Visit : 01.04.2025 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.04.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 17th February 2025; o Location Plan o Site Plan o Photos - Before o Photos - After __
Right to Appeal
It is recommended that the following organisations should be given the Right to Appeal on the basis that they have submitted a relevant objection: Cronk Bane, 20 Terence Avenue, Douglas - Objection
It is recommended that the following organisations should NOT be given the Right to Appeal: Douglas Corporation - No Objection Highway Services - No Objection __
Officer’s Report
THE APPLICATION SITE
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25/90177/B Page 2 of 3
1.1 The application site is the residential curtilage of No. 8 Terence Avenue, Douglas which is a two storey semi-detached dwelling situated to the North West of the Terence Avenue cul-de- sac.
1.2 The property is situated within a street of properties which from the front elevation are relatively unchanged over time, with the main distinctive features being the roofs, bay windows and decorative feature around the main front door.
THE PROPOSAL 2.1 The current planning application seeks retrospective approval to replace the existing small rosemary roof tiles with larger rosemary tiles, material unknown.
PLANNING HISTORY 3.1 There are no previous planning applications identified on this site which are relevant to this assessment.
PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East, Map 4 - Douglas.
4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development.
REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summery;
5.2 Highway Services have No Highways Interest in this application (26.02.25).
5.3 Douglas Corporation have considered the application and state, "No objection." (04.03.25)
5.4 The owner/ occupier of "Cronk Bane," No.20 Terence Avenue have written in to object to the proposal and states, The replacement tiles are not in character with any other tiles used in the surrounding areas. There are certainly not like for like! (20.02.25) They also sent in additional comments on the 25.02.25 stating, "The tiles are not in keeping with the surrounding area and stand out compared to the other properties."
ASSESSMENT 6.1 The key issue to consider in the assessment of this planning application is the potential impacts upon the visual amenities of the street scene and whether there would be any adverse visual impact on the existing dwelling.
6.2 A site visit was undertaken to do a contextual analysis of the site and its immediate surroundings, where it could be seen that the property itself is situated down a cul-de-sac, within a larger estate environment. There is a general appearance of the properties being in harmony due to several factors as mentioned in section 1 of this report, of which the roofs are one of the items. The roofs within this street are all small tiles, with there being changes to this in that a couple of the roofs are a slate colour and a few roofs have rooflights situated within them.
6.3 There is no doubt that the tiles put upon the property are not similar in size, shape or form from the original rosemary tiles, whilst this means that there has been the removal of the harmony within the street, this does not always equate with visual harm. It is further noted the site does not sit within a designated Conservation Area.
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25/90177/B Page 3 of 3
6.4 Whilst the removal of the original roof tiles is regrettable, it is considered on balance that the change to the style and size of the roof tiles within this application, is considered to be within the bounds of acceptability given the slightly varied roof's situated within the cul-de-sac, and that the works are not considered to result in a significant adverse visual impact on the overall appearance of the streetscene when viewed from a general public perspective.
CONCLUSION 7.1 For the above reasons the proposed roof is unlikely to have a negative impact on the visual amenity from the neighbouring properties and is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 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).
8.2 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.
8.3 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.
8.4 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; 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 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 and/or rights to appeal.
Decision Made : Permitted
Date: 07.04.2025
Determining Officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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