**Document:** Officer Report **Application:** 25/91180/B — Proposed replacement of existing windows and extend the area of windows in 2 locations **Decision:** Permitted **Decision Date:** 2026-02-11 **Parish:** Douglas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/130584-douglas-university-college-replacement-extension/documents/1592160 --- # Officer Report ## Planning Officer Report And Recommendations **Application No.:** 25/91180/B **Applicant:** Mr Richard Collister **Proposal:** Proposed replacement of existing windows and extend the area of windows in 2 locations **Site Address:** University College Isle Of Man Homefield Road Douglas Isle Of Man IM2 6RB Principal Planner: Chris Balmer **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 10.02.2026 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. ## This application has been recommended for approval for the following reason. It is considered the proposal would comply with the relevant policies of the Isle of Man Strategic Plan having no significant impacts upon public or private amenities and therefore it is recommended that the application be approved. Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 12.12.2025. Right to Appeal None ## Officer’s Report ### 1.0 SITE 1.1 The application site is the curtilage of the Horticulture Department, University College Isle Of Man, Homefield Road, Douglas. The application site (edged in red) is a small part of the overall University College site which is significant in size and also encompasses a significant detached building which accommodates the University College, a number of car parks and areas of green space, namely to the northern most corner of the site and western part of the site. ### 2.0 PLANNING POLICIES 2.1 In terms of local plan policy, the application site is within an area recognised as being within an area of "Building for Civic, Cultural & Other Special Use under the Area Plan for the East. The site is not within a Conservation Area. 2.2 Due to the zoning of the site and the proposed works the following policy is most relevant in the determination of the application:- 2.3 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: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (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; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; - (j) can be provided with all necessary services; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (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." ### 3.0 PLANNING HISTORY 3.1 There have been a number of previous planning applications made on this site; however, none are considered relevant to the determination of this proposal. ### 4.0 PROPOSAL 4.1 The application seeks approval for the proposed replacement of existing windows and extend the area of windows in 2 locations, including; - Enlargement (in height only) of the existing first floor windows to south west elevation; - Blocking up of some window at ground floor level to south west elevation; - Enlargement (in height only) of the existing first floor windows to south east elevation and blocking up of two existing windows ; - Blocking up of a window at ground floor level to south east elevation; and - New replacement windows throughout ### 5.0 REPRESENTATIONS 5.1 Douglas Council have no objection (26.01.2026). ### 6.0 ASSESSMENT 6.1 The key issues relate to the potential visual impact upon the street scene and potential impact upon neighbouring amenities. Potential visual impact upon the street scene 6.2 The design, form, size and finishes of the window alterations are considered to be appropriate within this site. Accordingly, it is considered the proposal would comply with General Policy 2 from this respect. Potential impact upon neighbouring amenities 6.3 The window alterations proposed, do not increase the potential of overlooking to neighbouring properties to the south of the site. Accordingly, it is considered the proposal would comply with General Policy 2 from this respect. ### 7.0 CONCLUSION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle of Man Strategic Plan having no significant impacts upon public or private amenities and therefore it is recommended that the application be approved. ### 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 - 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: 10.02.2026 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner Customer note This copy of the officer report reflects the content of the office copy and has beenproduced 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/130584-douglas-university-college-replacement-extension/documents/1592160*