14 August 2015 · Delegated - Senior Planning Officer Sarah Corlett
9, Orry Street, Douglas, Isle Of Man, IM1 1bw
The site at 9 and 15 Orry Street in Douglas, previously occupied by a dwelling at No.9 and a two-storey store at No.15 (both now demolished), is in a predominantly residential area with a lane along its rear boundary backing onto 9 Parr Street; the plot narrows from front to rear.
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The officer assessed the proposal against General Policy 2, Housing Policies 4 and 6, and Transport Policy 7, concluding it complies as it respects the residential zoning and surroundings in terms of …
General Policy 2
Requires development in line with zoning and Area Plan, respecting site/surroundings in siting/layout/scale/design, without adversely affecting landscape/townscape character, resident amenity, highway safety, or parking. Officer assessed proposal as compliant, noting design/scale matches 2011 approval and local variety (e.g. 5 Orry Street), no adverse visual or amenity impacts, sufficient separation to neighbours, and no increased parking demand over prior uses.
Housing Policy 4
Directs new housing to urban areas subject to GP2 criteria. Site in residential zone of Douglas Local Plan 1998; officer confirmed compliance via GP2 assessment on design, amenity, and highways.
Housing Policy 6
Directs new housing to urban areas subject to GP2 criteria. Assessed alongside HP4 as appropriate for urban residential site.
Transport Policy 7
Refers to parking standards in Appendix 7. Officer found parking demand acceptable as unlikely to exceed prior dwelling/storage uses; no DOI Highways objection.
Time limit
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Obscure glazing
The windows in the first floor level in the north west facing elevation of the proposed dwelling at no 15 Orry Street shall be glazed with obscure glass and shall be permanently maintained thereafter as obscure glazed. Reason: To safeguard the amenities of the adjoining premises from overlooking and loss of privacy.
Materials approval
Development shall be carried out in accordance with the materials specified on the approved plans 1281.23.P-11 unless otherwise agreed in writing by the Planning Authority. Reason: To ensure that the external appearance of the building is satisfactory.
Soil contamination survey and remediation
Before the development hereby permitted commences on the site, a soil survey of the former plot of No.15 Orry Street shall be undertaken and the results provided to the Planning Authority. The survey shall be taken at such points and to such depth as the Planning Authority may stipulate. A scheme for decontamination of the site shall be submitted to and approved by the Planning Authority in writing and the scheme as approved shall be fully implemented and completed before the dwellinghouse hereby permitted is first occupied. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
no objection
DOI Highways provided a consultation response of DNO (Do Not Object) with no concerns or conditions raised.
DOI Highways
No ObjectionDNO
