DEC Officer Report

Application No.: 21/01077/B Applicant: Miss Kerry Walker Proposal: Installation of three replacement roof lights to rear / North West elevation Site Address: Apartment 55 Millennium Court Queens Promenade Douglas Isle Of Man IM2 4NN Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 05.11.2021 _________________________________________________________________

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.

For the above reasons the application is considered to comply with General Policy 2, Environment Policy 35, Planning Policy Statement 1/01 and Policy 1/98. It is considered acceptable and is recommended for approval.

Plans/Drawings/Information; This approval relates to the submitted documents, drawing no. 1, 2, 3, 4 as having been received on 9th September 2021.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

- 1.0 THE SITE

1.1 The application site is the residential curtilage of 55 Millennium Apartment, Douglas, a flat on the top floor of a six-storey mid-terrace apartment block located on the north of Queen's Promenade, close to its junction with Summer Hill. It has a pitched roof.

2.0 THE PROPOSAL - 2.1 The current planning application seeks full approval for the replacement of two rooflights and the installation of a new rooflight.

3.0 PLANNING HISTORY - 3.1 There is no previous application considered materially relevant to this application.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is in an area designated as Predominantly Residential under the Area Plan for the East. The application site is within the Douglas Promenade Conservation Area. - 4.2 The Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application: - 4.3 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality:

• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

4.4 Environmental Policy 35 states: "Within Conservation Areas, the department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." - 4.5 It is also important to consider Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas); "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area will be a material consideration when assessing the application." - 4.6 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows set down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas states: "If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows".

5.0 REPRESENTATIONS - 5.1 Douglas Borough Council has no objection to this application (24/09/2021).

5.2 DOI Highway Services states there is no highway interest in this application. (22/09/2021).

6.0 ASSESSMENT - 6.1 The main consideration for this application are its impact on the character and appearance of the conservation area and on neighbouring amenities. - 6.2 The proposed replacement and new rooflights in not visible by the public. Therefore, it is considered that it does not have an impact on the character or appearance of the conservation area. - 6.3 In terms of the design of the rooflights themselves, it has a neutral impact on the appearance of the building itself. Therefore, the design is considered acceptable. - 6.4 There is no building within 20m under the view of the rooflights. Therefore, it is considered that there is no impact on neighbouring amenities.

7.0 CONCLUSION - 7.1 For the above reasons the application is considered to comply with General Policy 2, Environment Policy 35, Planning Policy Statement 1/01 and Policy 1/98. It is considered acceptable and is recommended for approval.

8.0 INTEREST PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land which the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision-maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.

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.

Decision Made : Permitted Date: 09.11.2021 Determining officer

Signed : C BALMER Chris Balmer

Principal Planner

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