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Application No.: 09/00251/B Applicant: Borough Of Douglas Proposal: Refurbishment of dwelling including the installation of replacement windows and door Site Address: Orry Street Douglas Isle Of Man IM1 1BW ### Considerations Case Officer : Mr Ian Brooks Photo Taken: 01.04.2009 Expected Decision Level: Senior Planning Officer ### Written Representations 2 Orry Street Douglas Isle Of Man IM1 1BW Objects to the proposal ### Consultations Consultee : Drainage Services Manager Notes: No objection Consultee : Highways Division Notes: do not oppose. Consultee : Douglas Corporation Notes: No objection.
The application site represents the curtilage of 9 Orry Street, Douglas which is a three storey mid terrace dwelling bordered by Tynwald Street to the south and Allan Street to the north.
The planning application seeks approval for remedial and improvement works throughout the property. This would consist of stripping the roof and repairing it, upgrade insulation and replacing the slate with the existing slate. The existing timber windows would be replaced with uPVC double glazed windows as would the doors, fascias, soffits and rainwater goods.
The existing render would be replaced with a new smooth painted render and the rear two storey outlet would be demolished to form a backyard.
There would also be numerous other internal alterations to form a open plan living room and kitchen on the ground floor and alterations to the landing to form a bathroom, toilet and store on the first floor.
The application site is located within an area of "Predominantly Residential Use" under the Douglas Central Local Plan, adopted by Tynwald in 1998. Within the adopted Isle of Man Strategic Plan, the following policy is considered relevant - 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:
The property is located within the Urban Regeneration Study Area and Environment Policy 43 is considered relevant and states: "The Department will generally support proposals which seek to regenerate run-down urban and rural areas. Such proposals will normally be set in the context of regeneration strategies identified in the associated Area Plans. The Department will encourage the re-use of sound built fabric, rather than its demolition".
There are no previous planning applications to be considered in the assessment and determination of this application.
Douglas Corporation has no objection to the proposed application. The Department of Transport Highways Division do not oppose the development. Drainage Section of Douglas Borough Council has no objection in principle subject to the surface and foul water drainage from the new dwelling must be separated and combine at the curtilage boundary
at the rear of the property into the existing drainage lateral connection. It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses. Appropriate measures must be taken by the developer/occupier of the premises to ensure compliance with the legislation.
The owners and / or occupiers of 2 Orry Street (Mr \& Mrs S Clennell), Douglas have lodged an objection to the proposal. The objectors are looking for assurances that the dirt, noise and increase traffic from the proposed works be limited and that care to be taken to ensure the least possible amount of disruption will occur. The objectors are of the opinion that the property should be demolished and rebuilt as the property has damp, a probable insect infestation, fire damage and water proofing problems. The objectors feel that the current parking situation is not sufficient and residents are currently struggling and with future residents of the property possibly having cars the situation would escalate and the best solution would be to demolish the property and rebuilding it to provide off street parking.
The proposed refurbishment works to the property would be beneficial to both the appearance of the property itself and also to the street scene. The repair work to the render; the roof and the replacement windows / doors would be modest additions to the property and would ensure that the new form would blend in with the neighbouring dwellings and to improve the form of the terrace in which it is located. The removal of the existing two storey outrigger would provide future occupiers of the property with rear yard which is considered to be a benefit for a property in this area of Douglas. With the proposed alterations in place they would be collectively regarded as improvements to this dilapidated property without adversely affecting the impact upon the existing property as viewed from the public thoroughfare.
As the property is located within the Urban Regeneration Study Area and the view that the dwelling should be demolished would not be in accordance with Environment Policy 43 of the Isle of Man Strategic Plan, in that the proposed works are seeking to regenerate the run down property and reuse the sound built fabric rather than demolishing the dwelling.
It is acknowledged that there are increased parking problems within inner Douglas but this does not warrant a refusal as the property is an existing dwelling (and not an additional dwelling within the street) and future occupiers of that property are entitled to park on the street in the same way that current residents can.
The issue regarding the dirt, noise and increase traffic from the proposed works would only be temporary during the construction of the refurbishment works and are not planning issues which can not be controlled by the Department.
As a result, the proposed refurbishment work would be more in-keeping with other properties located within the vicinity and would be in accordance with the relevant policies previously stated without adversely affecting the character of the building or the surrounding area in general.
For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Douglas Corporation
The Department of Transport Highways Division Mr & Mrs S Clennell the owners and / or occupiers of 2 Orry Street, Douglas Recommendation Recommended Decision: Permitted Date of Recommendation: 08.04.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the submitted drawings 16.1281. P03, 16.1281. P04C, PLanning Statement and Photograph Sheet all received on 17th February, 2009, email from McGarrigle and Jackson dated 8th April 2009
The roof(s) must be finished in natural slate or a high quality imitation slate which must be approved by the Planning Authority PRIOR to the commencement of works.
I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made: Permitted Date: 14/4/19 Signed: __________________________ Senior Planning Officer
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