Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 25/91171/B Applicant: Mr Regan Wigmore Proposal: Re-roofing of existing parking structure Site Address: Isle Of Man Bank Athol Street Douglas Isle Of Man IM1 1JA Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 17.02.2026 _________________________________________________________________

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.

The proposed re-roofing of existing parking structure is acceptable and as such complies with General Policy 2, Environment Policy 35 and Section 18(4) of the Town and Country Planning Act (1999).

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 15.01.2026.

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Local Authority - No Objection

_________________________________________________________________ Officer’s Report

1.0 SITE - 1.1 The application site form part of the Isle Of Man Bank, Athol Street, Douglas. The application site is detached from the main bank building located to the north west of the main bank building along St George's Walk. This building is a single storey flat roofed garage building with a roller shitter door to its southern elevation which accesses onto St George's Walk

2.0 PLANNING POLICIES - 2.1 The application site is within an area of "Mixed Use Proposal 4. St George's" under the Area Plan for the East 2020. The site is within a Conservation Area. - 2.2 Due to the zoning of the site and the proposed works the following policies are 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."

2.4 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." - 2.5 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".

3.0 PLANNING HISTORY - 3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

4.0 PROPOSAL - 4.1 The application seeks approval for the re-roofing of existing parking structure. The existing flat roof to be re-roofed with Polyroof (or similar approved) roofing system.

5.0 REPRESENTATIONS - 5.1 Douglas City Council have no objection (02.02.2026).

6.0 ASSESSMENT - 6.1 The main issues to consider in the assessment of this planning application are;

• - Statutory test
• - Character and appearance

- 6.2 CONSERVATION AREA STATUTORY TEST

• 6.2.1 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.
• 6.2.2 In relation to the proposal, this is to a building to the rear of the buildings along Athol and Upper Church Street and is a modern building. It does not form part of the character and quality of the Conservation Area. The proposal is to replace the existing flat roof with a similar roofing system. The proposal is not likely to be publicly apparent even when viewed immediate adjacent to the site, give it is to the flat roof.
• 6.2.3 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).

- 6.3 CHARACTER AND APPEARANCE

• 6.3.1 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). 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.
• 6.3.2 For the reason outlined previously (par 6.2.2 to 6.2.3) it is considered the proposal are acceptable and would preserve the character and appearance of the Conservation Area.

7.0 CONCLUSION - 7.1 The proposed re-roofing of existing parking structure is 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); o 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); o the Department of Environment, Food and Agriculture, the Department of

Infrastructure and the local authority for the area;

• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o 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: 19.02.2026 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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