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23/00053/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00053/B Applicant : Mr A Wood Proposal : Installation of replacement roof slates Site Address : 11 Selborne Road Douglas Isle Of Man IM1 4BT
Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.02.2023 __
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. This application is considered to comply with General Policy 2, Environment Policy 35 of the Strategic Plan and Planning Policy Statement 1/01.
Plans/Drawings/Information; This approval relates to the documents, location plan, photos and product information date stamped as having been received on 12th January 2023. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of 11 Selborne Road, Douglas, a mid-terrace dwelling located on the west of Selborne Road, between its junction with Alexander Drive and Hawarden Avenue.
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23/00053/B Page 2 of 3
2.0 THE PROPOSAL 2.1 The proposed is the re-roofing the dwelling with new natural slate.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.
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 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 4(a) and 5 o General Policy 2 (b) (c) (g) (m) (n) o Environment Policy 34, 35 o Community Policy 7 and 10
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 at the moment. 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 5.2 The Residential Design Guide (July 2021) contains 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 Borough Council has not commented at the time of the report (23.02.2023).
6.2 DoI Highway Services states there is no highway interest in this application (26.01.2023).
7.0 ASSESSMENT Conservation Areas Statutory Test 7.1 Before assessing elements of the proposal, as it is within a Conservation Area, a test should be applied to this proposal as mentioned in 5.1. This is whether the proposal would preserve or enhance the character of the Conservation Area.
7.2 The replacement roof tiles is traditional and preserve the appearance of the terrace and the character of the area. Therefore, the proposal is considered to pass the test.
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23/00053/B Page 3 of 3
Elements of Assessment 7.3 The key considerations in the determination of this application are its impact on the terrace itself and on the character and appearance of the area.
Design of the House Itself 7.4 As mentioned in 7.2, it is considered that the proposal preserve the design of the house.
Character and Appearance 7.5 As mentioned in 7.2, the proposal preserves the character or appearance of the area. Therefore, the design is considered acceptable.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2, Environment Policy 35 of the Strategic Plan and Planning Policy Statement 1/01. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS 9.1 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.
9.2 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: 27.02.2023
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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