12 April 2018 · Delegated - Senior Planning Officer (Sarah Corlett)
12, Derby Square, Douglas, Isle Of Man, IM1 3ls
The proposal involves demolishing the existing three-storey plus basement and dormer mid-terraced dwelling and replacing it with a new single residential dwelling that replicates the front elevation's architectural features, including uPVC slim profile sliding sash windows, mouldings, cornice, and fanlight, while exten…
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The officer assessed the demolition against the presumption in favour of retention under EP39 and PPS1/01 RB6, finding it justified by a structural survey evidencing poor wall bonding, outward movemen…
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; not adversely affect townscape character, resident amenity, or provide inadequate parking/access. Officer found proposal complies as front matches terrace, rear fits varied designs, no amenity harm, and garage parking accepted.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Front facade replication with correct windows, mouldings, render deemed to preserve/enhance streetscene; rear not visible from highway.
Environment Policy 39 - Retention of building in Conservation Areas
Presumption to retain positive contributors; assess demolition on condition/cost, retention efforts, replacement merits. Structural survey overrode presumption; replacement matches front, enhancing area.
Transport Policy 7
Requires parking per standards. Garage (5.5m x 7.5m) for two cars accepted by Highways despite not fully matching minima, given site constraints and no parking loss.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
Garage parking retention
The garage hereby approved shall at all times be made available for the parking of private motor vehicles(s) and shall be retained available for such use. Reason: To provide adequate off-street parking.
Front windows specification
For the avoidance of doubt, all new windows on the front elevation shall be uPVC, slim section double glazed windows, double hung vertical sliding sashes, and shall be retained as such. Reason: To ensure the satisfactory preservation of the Conservation Area.
Glazed lantern and window details approval
No development shall commence until details have been first submitted to and approved in writing by the Department showing the plans and cross sections of the glazed lantern roof for the fixed emergency access to roof level and large scale drawings of the windows indicating the depth of external reveal, which must match those on the original building. The works shall not be carried out unless in accordance with the approved details. Reason: To ensure the satisfactory preservation of the Conservation Area.
Optional mouldings
Notwithstanding the elevation details show in drawings referenced 1335.1 date stamped 3rd January 2018, the ornate rendered moulding details around the flanks of the windows on the first floor (front elevation) are not considered to be original and their re-introduction on this elevation is optional. Reason: In the Interest of the character of the streetscene.
no objection
do not oppose
in support of the application and has previously seen the drawings and agrees with the scheme
Douglas Borough Council, Isle of Man Victorian Society, and DOI Highways Division responded to the application with no objections; Victorian Society supports the front elevation design but requests specific conditions on materials and details.
Key concern: In the absence of a decent photograph of the front elevation we are unable to assess the 'Art Deco' decoration shown on the existing and proposed elevations
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections to the listed applications
Isle of Man Victorian Society
Conditional No ObjectionFirstly we congratulate the architect on the proposed front elevation with particular regard to aliening the attic windows but also in getting the correct fenestration for the windows, the style of which was only to be found in Derby Square and Finch Road.; We would request planning conditions to include: all window reveals to be a minimum of 150 externally. The front door and frame to be set back as far as at present. All windows on the front elevation to be sliding sash (to avoid any doubt).
Conditions requested: all window reveals to be a minimum of 150 externally; The front door and frame to be set back as far as at present; All windows on the front elevation to be sliding sash (to avoid any doubt); Before approval is given we think a detailed drawing should be provided of the unusual roof lantern for escape in emergencies and confirmation from the Fire Prevention Office that it is required and acceptable; confirmation that a pitched, slated roof will project above the flat roofed dormer
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 12-1-18
