17 June 2025 · Delegated
4, Osborne Terrace, Douglas, Isle Of Man, IM1 3lh
Permission was granted to enlarge the dormer on the rear roof of 4 Osborne Terrace, Douglas, a Victorian-style mid-terrace house on the north side of Osborne Terrace. The officer report identified the design of the house and the impact on the character and streetscene as the main planning considerations. The application was approved on a delegated basis, with one condition attached. There is a planning history for this site, with three previous references recorded.
The Department of Environment, Food and Agriculture approved the application on 17 June 2025. The key planning considerations were the design of the enlarged dormer and its effect on the character and streetscene of the area.
General Policy 2
The proposed extension does not harm the character and appearance of the conservation area. It is considered to comply with 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
Environment Policy 35
Environment Policy 35: 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. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Strategic Policy 4 (a)
The Isle of Man Strategic Plan 2016 has the following policies that are considered materially relevant
General Policy 2 (b) (c) (g)
The Isle of Man Strategic Plan 2016 has the following policies that are considered materially relevant
Environment Policy 22
The Isle of Man Strategic Plan 2016 has the following policies that are considered materially relevant
Environment Policy 22: Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: i) pollution of sea, surface water or groundwater; ii) emissions of airborne pollutants; and iii) vibration, odour, noise or light pollution. 7.17.2 In addition to the above, changes in the activities associated with the current permitted use of land or a building, which in themselves do not constitute development and therefore do not require planning permission, can have an adverse impact on adjacent properties by virtue of noise, light or general disturbance. For example the addition of security lig hting on a property may cause light pollution affecting adjacent properties and the wider area. The introduction of new activities into established parks and recreation areas can have an impact on neighbours. In such cases the Department would advocate t he person or organisation considering the change to give careful consideration to the potential impact of such activity in terms of location, siting and design.
Environment Policy 35
The Isle of Man Strategic Plan 2016 has the following policies that are considered materially relevant
Environment Policy 35: 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. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Energy Policy 4
The Isle of Man Strategic Plan 2016 has the following policies that are considered materially relevant
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Installation of roof-mounted solar panels to front and rear roof slopes and flat roof
Reduce height of flat roof and increase footprint of rear extension (amendments to PA 23/01365/B)
Alterations and erection of a ground floor rear extension, installation of replacement windows and door, re-roofing works, alteration to existing roof dormers and installation of iron railings
