11 September 2025 · Delegated
114, Slieau Dhoo, Douglas, Isle Of Man, IM2 5ld
The application proposed removing the existing double roman grey roof tiles from a bungalow with rooms in the roof space and replacing them with smooth grey coloured tiles. The property sits within a predominantly residential area and is not in a Conservation Area or Flood Risk Zone. The key planning question was whether the change in tile profile and finish would harm the appearance of the property or the surrounding streetscene. The officer noted that the streetscene already contains a mix of different roof types and finishes, and while the change from double roman to smooth tiles would be noticeable, it was judged unlikely to harm the character of the property or the area as a whole. Although no material specification was submitted for the proposed tiles, the officer concluded that the material would not cause harm beyond what already exists in the streetscene, and the proposal was found to comply with General Policy 2 of the Isle of Man Strategic Plan 2016.
The proposal was approved because the surrounding streetscene already features a variety of roof types and finishes, meaning the switch from double roman to smooth grey tiles was unlikely to harm the character or appearance of the property or the wider area. The application was judged to meet the general standards for acceptable development set out in General Policy 2 of the Isle of Man Strategic Plan 2016.
Isle of Man Strategic Plan 2016
accords with the provisions set out in General Policy 2
General Policy 2: 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. 6.3 Development outside of areas zoned for development
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
