13 March 2024 · Planning Committee
67, Strand Street, Douglas, Isle Of Man, IM1 2en
The site is a mid-terrace building at 67 Strand Street with ground floor retail and four existing upper-floor flats, located in a Mixed Use area and Comprehensive Treatment Area (CTA) Zone 2 backing onto Market Street.
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The officer concluded that despite policy support for residential intensification in town centres to enhance vitality, the negative visual impacts outweighed these benefits.
Spatial Policy 5
Requires development of good design making positive contribution to environment. Officer assessed the upwards extension's massing, height, and roof as overbearing and dominating, adversely affecting streetscene character without positive visual or sustainable contribution.
General Policy 2
Sets general standards for acceptable development including design, character (b,c,g), and avoiding prejudice to neighbours' development potential (k). Failed due to unacceptable visual impact on streetscene and sterilisation of adjoining sites via side windows.
Environment Policy 42
Requires design to take account of immediate locality. Proposal's massing and roof arrangement did not respect local context, including traditional pitched roof element fronting Strand Street.
Section 6.4 of The Area Plan for the East 2020
Extensions must respond sensitively to and enhance local context. Upwards extension's scale and form conflicted with streetscene when viewed from Market Street.
Section 6.5 of The Area Plan for the East 2020
Principles of good design require positive response to local character, scale, form, materials. Proposal failed to meet these, exacerbating dominating appearance.
Section 13.8 of The Area Plan for the East 2020
Comprehensive Treatment Area 2 - Market Street; development should not prejudice comprehensive redevelopment. High-level side windows would sterilise adjoining sites.
no objection (the development must not prohibit the refuse bins from being stored within the curtilage between refuse collection days)
Do not Oppose (no significant negative impact upon highway safety, network functionality and/or parking)
Highway Services HDC and Douglas Borough Council both raised no objections to application 23/00352/B, with advisory notes on highway licences and refuse bin storage.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; The Applicant is advised that Highway Licences may be necessary for any equipment and materials to be placed within the highway for the duration of the proposed works.
Highway Services HDC
No ObjectionHighway Services HDC have reviewed the revised information dated 3 November 2023 online for planning application 23/00352/B and offer no further HDC comments from those dated 5 Apr 2023 online.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections (save for application 23/00316/B) but wish to comment as follows:; Installation of a pitched roof and creation of additional flat to the rear. 67 Strand Street Douglas Isle Of Man IM1 2EN - This development must not prohibit the refuse bin from being removed from the highway to be stored within the curtilage of the property between refuse collections. No refuse bins should be stored on the highway. Adequate pram and cycle storage should also be provided.
Conditions requested: This development must not prohibit the refuse bin from being removed from the highway to be stored within the curtilage of the property between refuse collections.; No refuse bins should be stored on the highway.; Adequate pram and cycle storage should also be provided.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.; 23/00352/B - Installation of a pitched roof and creation of additional flat to the rear. 67 Strand Street Douglas Isle Of Man IM1 2EN - This development must not prohibit the refuse bins from being removed from the highway to be stored within the curtilage of the property between refuse collections.
Conditions requested: This development must not prohibit the refuse bins from being removed from the highway to be stored within the curtilage of the property between refuse collections.
