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25/90287/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90287/B Applicant : Mrs Clare Mercer Proposal : Creation of new door opening onto existing roof terrace Site Address : Apartment 22 Douglas Head Apartments Douglas Head Douglas Isle Of Man IM1 5BY
Technical Officer: Tom Sinden Photo Taken : Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.05.2025 __
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 proposals are judged to be in accordance with General Policy 2 and Strategic Policy 4 of the IOM Strategic Plan 2016 as the location and form of the proposed doors would result in no loss of neighbouring amenity, would not affect adversely the character of the surrounding landscape, and would have no impact on the setting of registered building 113. With the above factors in mind, the application is judged to be acceptable.
Plans/Drawings/Information; This decision relates to drawings 25-107-01revA, 25-107-02revA, 25-107-03revA and 25-107- 04revA, together with the other supporting information received 25th March 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 DOI Highways: No objection
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25/90287/B
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Officer’s Report
1.0 THE SITE 1.1 The site is Apartment 22, within the Douglas Head Apartments building on Douglas Head. Although not applying to the entire building, the historic central tower is entered on the Protected Buildings Register - RB 113.
2.0 THE PROPOSAL 2.1 This application seeks approval to install a new set of glazed double doors from the apartment's Bedroom 2 out on to the existing terrace. The proposed doors would be adjacent to the existing access door from the apartment's upper landing area. The apartment is situated on the top floor of the building, with windows looking north and west, while the terrace faces north.
3.0 PLANNING CONSIDERATIONS 3.1 The site is designated in the Area Plan for the East 2020 as mixed use. The property is not located within a Conservation Area, and is located in an area at low likelihood of surface water flooding according to the Department of Infrastructure Flood Risk Viewer.
3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016
Strategic Policy 4 General Policy 2 Infrastructure Policy 5 Community Policy 7, 10 & 11.
4.0 PLANNING HISTORY 4.1 Whilst there are 22 applications regarding the property as a whole, none are judged to be relevant given the precise location and very modest nature of this application.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Douglas City Council had stated that they have no objections to the proposals (8.4.2025).
5.2 The Department of Infrastructure Highways Division - No highways interest (1.4.2025).
6.0 ASSESSMENT 6.1 This application seeks approval to install a new set of double doors from the apartment's Bedroom 2 out on to the existing terrace. As the proposed double doors would be situated immediately adjacent to the existing terrace access, and at high level, it is considered that there would be very limited visibility of the additional door. Furthermore, as the doors would provide access to an existing terrace, it is judged that no adverse impact would result to neighbouring apartments. With the above in mind, it is judged that the proposals would respect the existing building, result in no adverse impact to neighbouring properties (including those within the apartment complex), and would cause no harm to the surrounding landscape.
6.2 Given the proposed location of the double doors, and their scale and design, the proposals are judged to have no impact on the special interest or the setting of registered building 113.
6.3 Given the nature and scale of the proposals, the application is judged to comply with Infrastructure Policy 5 as well as Community Policies 7, 10 and 11 of the IOM Strategic Plan 2016.
CONCLUSION
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25/90287/B
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7.1 The proposals are judged to be in accordance with General Policy 2 and Strategic Policy 4 of the IOM Strategic Plan 2016 as the location and form of the proposed doors would result in no loss of neighbouring amenity, would not affect adversely the character of the surrounding landscape, and would have no impact on the setting of registered building 113. With the above in mind, it is recommended that the application be approved.
8.0 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.
8.5 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 the Right to Appeal.
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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: 13.05.2025
Determining Officer Signed : C BALMER
Chris Balmer
Principal Planner
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