Planning Justification Statement

McGarrigle - Jackson architects and urban designers

Received 060111 11 00011 DEPARTMENT OF INFRASTRUCTURE PLANNING AND BUILDING CONTROL OPERATION Nos. 9/15 ORRY STREET, DOUGLAS Country Planning, Apt 1999 20th December 2010 Decision Appeal

Job No. - 23.1281 Client - Borough of Douglas Project: Internal & external refurbishment of the existing property 6 JAN 2011

1.00 Planning History 1.01 Nos. 9 and 15 Orry street were approved as separate applications on 20th April 2009; their respective Planning Nos. were 09/00251/B and 09/00252/B.

1.02 No. 9 was approved as a refurbishment of the existing 3-storey dwelling. No 15 was approved as the demolition of an existing store building and the redevelopment as a 2-storey dwelling on the footprint of the existing building.

2.00 Reason for the Present Application 2.01 The original applications were part of a scheme for the upgrading/refurbishment of 7 properties in the close vicinity i.e. Nos. 5, 9 and 15 Orry Street and 29, 31, 41 and 43 Allan Street.

2.02 All the properties were empty and original investigation had indicated that although all properties were in a poor state of repair Nos. 41 and 43 were in much worse condition than the others and therefore the applications were for the demolition and rebuilding of Nos. 41 and 43 and the refurbishment of Nos. 29 and 31 Allan Street and Nos. 5 and 9 Orry Street. No. 15 was a 2-storey store, which was not practically capable of satisfactory conversion to a dwelling and was scheduled for demolition and rebuild as a dwelling.

2.03 The work to all properties commenced in April 2010. All work proceeded as approved and the refurbishment of No. 5 Orry Street and 29 and 31 Allan Street is nearing completion. The demolition and rebuilding of Nos. 41 and 43 Allan Street is also substantially complete.

2.04 The demolition of No. 15 took place and stripping out works to No. 9 commenced, it became evident that the condition of No. 9 was much worse than originally anticipated. The main causes of concern highlighted in a report by MacOwan Collett (Structural Engineers) were:

I. Advanced outbreaks of dry and wet rot in all areas of woodwork

1. Advanced timber decay in timber baulks built full width of property
2. Poor state of gable brickwork and loss of connection with timber purlins

2.05 The identified faults would require substantial rebuilding of the existing stone and brick walls from approximately first floor level together with substantial replacement of timbers throughout. For these reasons the Design Team's opinion was that it was impractical to carry out this work in a safe manner. 2.06 No. 15 could not proceed whilst the best way forward for No. 9 was decided. 2.07 Although all properties were surveyed both in terms of condition, structural viability and timber decay prior to a planning application No. 9 had been fairly permanently sealed internally against intruders, a fire had occurred causing damage to the roof, the consequent deterioration in condition in the intervening period led to the major structural faults becoming substantially worse in the intervening period.

3.00 The Application

3.01 The events leading up to the new application have allowed a major re-evaluation of the 2 properties. It has been decided the completed scheme will offer a variety of sizes of dwelling (both 3 and 4 . bedroomed) available for new tenants. The present requirements of the housing list indicate that 2 new properties both of 3 bedrooms offers the best value for money. 3.02 No. 15 is essentially as previously approved, the foot print size has been adjusted to now make 2 similar sized properties. 3.03 The main features, materials and proportions have been retained. The houses basically sit on the footprints of the previous buildings. It has been possible to omit the previous outbuilding into the yard area and therefore give some increase in the open area available. 3.04 In reducing the overall height of No. 9, the protection and insulation of the gable to the adjoining property No. 7 have been considered and an insulated external render has been included. The height of the chimney to No. 7 has also been considered and this is shown lowered to the height of the opposite gable, again this gives an opportunity to properly address damp issues with this chimney. 3.05 The general level of Orry Street has also been considered and a step has been shown between the new properties to reflect the general stepped streetscape.