**Document:** Officer Report **Application:** 25/91104/B — Installation of replacement roof tiles **Decision:** Permitted **Decision Date:** 2026-02-06 **Parish:** Douglas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/130692-douglas-arderry-10-hilary-replacement-installation/documents/1591906 --- # Officer Report **Application No.:** 25/91104/B **Applicant:** Mrs Barbara Sayle **Proposal:** Installation of replacement roof tiles **Site Address:** Arderry 10 Hilary Road Douglas Isle Of Man IM2 3EG Senior **Planning Officer:** Jason Singleton **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 30.01.2026 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. - C 2. No development shall commence until a sample/details of all roofing materials to be used has been submitted for approval in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area. This application has been recommended for approval for the following reason. It is concluded that the re roofing of the property, would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties and designed to comply with General policy 2 of the Isle of Man Strategic Plan 2016, Plans/Drawings/Information; This approval relates to the supporting information submitted on the 24th November 2025. 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 APPLICATION SITE 1.1 The application site represents the curtilage of an existing property, 10 Hillary Road, Douglas. The property is a two storey semi-detached dwelling situated on the north side of the Highway. The property has a pitch tiled roof with red rosemary style slates and a chimney stack to the west (gable) elevation. ### 2.0 THE PROPOSAL 2.1 The planning application seeks approval for the replacement of the existing roof tiles with new rosemary tiles to match the existing and also upgrading the levels of the insulation, felt, battens, ridges and verges. ### 3.0 PLANNING HISTORY 3.1 There are no previous planning applications on this site which are considered relevant in the determination of the current proposal. ### 4.0 PLANNING POLICY 4.1 The application site is within an area zoned as Predominantly Residential under the Area Plan for the East. The site is within a Conservation Area. 4.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application: 4.4 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: (a-n) 4.5 Environment 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." 4.6 This echoes the policies of Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man. 4.7 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". ### 4.8 Residential Design Guide 2021 ### 5.0 REPRESENTATIONS 5.1 Highway Services have not commented. 5.2 Douglas City Council have no objections (20/01/26) ### 6.0 ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are; 6.2 Prior to the assessment elements of this application, it is necessary to apply the Conservation Area statutory test as referenced in section 4.4 of this assessment on whether the proposal would preserve or enhance the Conservation Area. - - Statutory test - - Character and appearance ## CONSERVATION AREA STATUTORY TEST 6.3 In relation to the roof covering the proposal includes the replacement of roof covering to the front and rear elevations, these being most publicly viewable from Hilary Road are arguable the more important elements in terms of the character and quality of the Conservation Area. The existing tiles are rosemary red tiles and the proposals see to replace with rosemary tiles. 6.4 The remainder of the terrace are also in rosemary red tiles and it is considered the proposals would not have any adverse impact on the character and appearance of the property or that of the Conservation Area; having a neutral impact (i.e. preserve). CHARACTER AND APPEARANCE 6.5 The Planning Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2016). 6.6 This policy indicates that development within Conservation Areas will only be permitted if they 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. Further, Section 18(4) of the Town and Country Planning Act (1999) as mentioned above, also requires that the desirability of preserving or enhancing its character or appearance in the exercise. 6.7 For the reason outlined previously, the proposed roof tile replacement is considered acceptable and would preserve the character and appearance of the Conservation Area. ### 7.0 CONCLUSION 7.1 The proposed installation of replacement windows are acceptable and as such complies with General Policy 2, Environment Policy 35 and Section 18(4) of the Town and Country Planning Act (1999). ### 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: - applicant (in all cases); - 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): - any appellant or potential appellant (which includes the applicant); - the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; - any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and - 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. 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: 05.02.2026 Determining Officer Signed : C BALMER Chris Balmer Principal Planner Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/130692-douglas-arderry-10-hilary-replacement-installation/documents/1591906*