12 February 2024 · Acting Head of Development Management (Abigail Morgan); issued by Director of Planning and Building Control (J Chance)
4, Summerhill, Douglas, Isle Of Man, IM2 4pj
The proposal involves alterations to a three-storey Victorian mid-terraced dwelling in the Douglas Promenade Conservation Area, specifically demolishing part of the rear pitched roof to create a roof terrace accessed by an external rear staircase.
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The fundamental issue was whether the proposal preserves the special character of the Douglas Promenade Conservation Area under Section 18 of the Town and Country Planning Act 1999.
Designation of conservation areas
Requires special attention to preserving or enhancing the character or appearance of conservation areas. The officer assessed that the proposal preserves the character by retaining the stepped roofline, front pitched roof appearance, and key features, with rear alterations having limited impact.
Strategic Policy 4
Seeks to protect or enhance the fabric and setting of Conservation Areas. The proposal was found to protect the conservation area by maintaining roof rhythm and confining major changes to the rear.
Environment Policy 35
Seeks to preserve or enhance the character or appearance of Conservation Areas. Assessed as met due to preservation of terrace character, with DEFA confirming balance favours acceptability despite ridge reduction.
Environmental Policy 39
General presumption in favour of retaining buildings which make a positive contribution to Conservation Area character. The pitched roof contributes but partial demolition is acceptable as front elements and overall rhythm are retained.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
From Planning Policy Statements 1/01 for conservation of historic environment. Applied in assessing impacts on conservation area character.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
no objection to the application
proposed stair, balustrade and alterations to the roof are acceptable; special character of the conservation area would be preserved; passes statutory and policy tests
DEFA Registered Buildings Officer has no objection to the revised proposals, finding they preserve the special character of the Douglas Promenades Conservation Area. Douglas Borough Council has no objections to the application.
DEFA RB Officer
No ObjectionI consider that, on balance, the special character of the Douglas Promenades Conservation Area would be preserved by the proposals and that the application passes both the statutory test and the policy tests.; Given the limited contribution made by the property’s rear to the conservation area’s character, it is judged that the proposed stair, balustrade and alterations to the roof are acceptable.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
