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25/90471/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90471/B Applicant : Miss Beverley Ann King Proposal : Enlargement of dormer to rear 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: 10.06.2025 __
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, supporting statement and drawing no. 01, 02, 04, which have all been received on 8th May 2025.
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Douglas City Council - 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 features a spacious front garden, and the house is situated at the rear.
1.2 The house is a three-story building. There is a three-storey flat-roof extension, a pitched-roof garage shared with 5 Osborne Terrace, and a small pitched-roof dormer.
2.0 THE PROPOSAL 2.1 The proposed is erection of a replacement flat-roof dormer on the rear elevation and the installation of solar panels on the roof of the rear elevation of the main dwelling and the roof of the replacement dormer.
3.0 PLANNING HISTORY 3.1 Installation of roof-mounted solar panels to front and rear roof slopes and flat roof was APPROVED under PA 25/90083/B. This proposal is for the front elevation of the house.
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.
3.3 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.6
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
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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
6.0 REPRESENTATIONS 6.1 Douglas City Council has no objection to this application (16.05.2025).
6.2 DoI Highway Services has not commented at the time of this report (10.06.2025).
6.3 The Registered Building Officer does not object to this application (23.05.2025). The comment states that, given the existing character along the rear elevation of the terrace, with a wide variety of outriggers and dormers in terms of size, form, and massing, there is no overriding form that needs to be followed to preserve the character of the conservation area. In addition, given the height of the roof to street level, the proposed dormer within this application is to be in a location and of a scale, form, and mass that would cause no significant harm to the character and appearance of the conservation area.
7.0 ASSESSMENT Conservation Areas Statutory Test 7.1 Before assessing the elements of the proposal, as it is located within a Conservation Area, a test should be applied to this proposal, as mentioned in Section 5.1. It is whether the proposal would preserve or enhance the character of the Conservation Area.
7.2 Echoing the comment from the Registered Building Officer, the rear elevation of the entire terrace has already lost some conservation value due to the varying forms of extensions over the past years, and the proposal does not change or worsen the existing character that lacks conservation value. Therefore, the proposal is considered to preserve the character 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 Section 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
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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; 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.
9.5 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. __
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: 11.06.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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