Loading document...
==== PAGE 1 ====
15/00756/B
Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00756/B Applicant : The Borough Of Douglas Proposal : Erection of two dwellings Site Address : 9 And 15 Orry Street Douglas Isle Of Man
Case Officer : Miss Abigail Morgan Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE SITE
1.1 The application site represents the curtilage of 9 and 15 Orry Street. The site has a lane which runs along its north western and south western (rear) boundary which backs onto 9 Parr Street and the plot gradually narrows from the front to the rear.
1.2 The application site is zoned as predominantly residential in the Douglas Local Plan 1998.
2.0 THE PROPOSAL
2.1 This application seeks permission to erect 2 x 2-storey 3 bed dwellings on the site, with rear yards.
2.2 The application when it came in referred to the replacement of 2 dwellings, the site previously consisted of 1 dwelling no. 9 and a two storey store, no 15. The Planning History sets out the previous applications on the site. Both have been demolished. This application is for the erection of 2 dwellings.
3.0 PLANNING HISTORY
3.1 The following previous planning applications are considered relevant in the assessment and determination of this application: o 9 and 15 Orry Street o 11/00011/B - Erection of two dwellings - granted 28.02.2011 o 9 Orry Street o 09/00251/B - Refurbishment of dwelling including the installation of replacement windows and door - granted 17th April 2009 o 15 Orry Street o 09/00252/B - Erection of a dwelling to replace existing storage building - granted 17th April 2009.
4.0 PLANNING STATUS
4.1 Given the nature of the application it is appropriate to consider General Policy 2, Housing Policy 4 and 6 and Transport Policy 7;
==== PAGE 2 ====
15/00756/B
Page 2 of 5
4.2 "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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
4.4 Housing Policy 4 and 6 direct new housing developments into urban areas, subject to the criteria in General Policy 2 set out above.
4.5 Transport Policy 7 refers to parking standards in Appendix 7.
5.0 REPRESENTATIONS
5.1 DOI Highways Division have not objected to the application.
5.2 The occupiers of Nos. 2 and 3 Orry Street have objected to the application on the following grounds: 1) overcrowding 2) increased parking problems and congestion, both during the construction and afterwards; 3) object to more building work due to experiences of dirt, rubbish, damage, health and safety issues, noise and increased parking by contractors 4) negative impact of recent large developments on the amenity of occupiers and the associated impacts as set out in point 3 and 5) description of the development, this is covered in section 2.
6.0 ASSESSMENT
6.1 This application is proposing to erect two dwellings on the sites of No.9 and No.15 Orry Street. Previously Nos 9 and 15 Orry Street were approved as separate applications in 2009, no 9 was approved as a refurbishment of the existing dwelling and no 15 was approved as the demolition of a store and redevelopment as a 2 storey dwelling on the footprint of the existing building. In 2011 planning permission was granted for the demolition of no 9 and the erection of 2 dwellings. This application is the same siting, design and size as the 2011 permission.
6.2 The main issues to consider in the assessment of the application are the impacts upon the character and appearance of the street scene in general and the impacts upon the living conditions of the neighbouring properties, in terms of overlooking and parking.
Impact on the Street scene
6.3 The design of proposed dwellings are similar but are not the same as the approved dwelling for the site of No.15 Orry Street in 2009. The scale and architecture of the proposed dwellings takes inspiration from 5 Orry Street and a number of properties within the vicinity.
==== PAGE 3 ====
15/00756/B
Page 3 of 5
6.4 In 2011 it was considered at the time that the new dwelling on the site of No.15 would significantly enhance the character of the area. The only concern with the previous application (2009) was the significant reduction in height for the proposed dwelling to replace the existing dwelling of No.9 Orry Street. It was concluded that as there are a variety of different styles and sizes of properties along the terrace the introduction of the proposed dwellings which would be in keeping with the character of the locality and would not adversely affect the visual amenities of the locality.
6.5 It is considered that the position in this respect remains unchanged and that the proposed dwellings does not conflict with General Policy 2 (b), (c) or (g) or Housing Policy 4 and 6 of the Isle of Man Strategic Plan 2007.
Living Conditions of Neighbouring Properties
6.6 In terms of the impact on living conditions of neighbouring properties, it is considered that there would be no unacceptable overlooking arising from the proposed dwelling given the mutual degree of overlooking there at present. The proposed side elevation for No.15 Orry Street had indicated that the windows on the side elevation would be obscure glazed; however, to ensure that this is carried out it is considered that a condition be imposed. This would prevent any direct overlooking of No's 29 and 31 Allan Street from the two bedroom windows. These rooms also have additional windows to the front and rear elevation that would give the occupiers unobstructed light. It is also considered that the there is sufficient separation between the proposed dwelling and neighbouring properties to prevent loss of light or any unacceptable impacts upon existing residential amenity.
Parking
6.7 The objectors have raised concerns about increased parking within Orry Street, the proposal involves the erection of two dwellings which will replace an existing dwelling and a storage building. Although these ceased sometime ago each of these buildings and uses would have generated parking demand within the area. It could be argued that the storage building may have generated a lot more vehicles to the area than the proposed replacement dwelling. Whilst the addition of 2 x 3 bed dwellings will lead to a parking demand in the local area, when considered against the previous uses it is unlikely to more than the previous uses.
6.8 Therefore, overall it is considered that the proposal will not lead to increased parking demand in the local area, when considered in the context of the previous buildings and their uses.
Other matters 6.9 The objectors have raised concerns about the nuisances arising from building works. Whilst is it clear from the representations that the area has been the subject of various construction projects over the last few years These are temporary nuisances and will not cause any long term problems for local residents. It is considered these concerns carry very little weight in planning terms. It is not a sufficient reason to refuse the planning application.
6.10 Similar conditions to those imposed on the 2011 permission have been imposed.
7.0 RECOMMENDATION
7.1 It is recommended that planning permission be granted, subject to conditions.
8.0 PARTY STATUS
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest
==== PAGE 4 ====
15/00756/B
Page 4 of 5
in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services and the Local Authority in whose district the land the subject of the application sits.
8.2 In accordance with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: 2 and 3 Orry Street.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 10.08.2015
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
C 1. 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.
C 2. 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.
C 3. 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.
C 4. 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.
==== PAGE 5 ====
15/00756/B
Page 5 of 5
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.
--
This approval relates to drawing numbers 1281.23.P-10 and 1281.23.P-11 both date stamped as received on 3 July 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to a Senior Planning Officer.
Decision Made : Permitted Date; 14.08.2015
Determining officer
Signed :...S CORLETT... Sarah Corlett
Senior Planning Officer
Copyright in submitted documents remains with their authors. Request removal