27 July 2021 · Planning Committee
Vine Villa, 8, Derby Square, Douglas, Isle Of Man, IM1 3ls
The proposal involves demolishing a traditional Victorian single-storey dwelling and workshop at 8 Derby Square and replacing them with three new dwellings in a five-storey building (appearing as three-and-a-half storeys from the front with roof dormers and basement).
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The proposal was approved because it would enhance the Windsor Road Conservation Area and street scene due to the design, proportion, form, scale, and finish of the properties, which mimic traditional…
Strategic Policy 1
Requires optimising previously developed land and efficient site use. The officer assessed the site as sustainable urban brownfield with good access to services, supporting redevelopment principle.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development to towns/villages. Douglas urban area location complies, with no countryside issues.
Strategic Policy 4
Protects Conservation Areas and nature conservation. Proposal enhances Conservation Area; biodiversity loss mitigated by conditions.
Spatial Policy 5
Requires positive environmental contribution via design. Victorian-style front design assessed as enhancement to streetscene.
Strategic Policy 10
Promotes integrated transport minimising car use and ensuring safety. Two parking spaces per dwelling and accepted accesses comply.
General Policy 2
Requires development to respect surroundings in scale/design, protect amenities/habitats, and provide parking. Tested against Conservation Area character (enhancement), neighbour amenity (minimal impact), biodiversity (conditioned), and highways (satisfactory).
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Key test: proposal's design/massing enhances area over existing, complying despite demolition presumption.
Environmental Policy 39
Presumption to retain positive contributors. Existing buildings demolition accepted via extant consent 17/01032/CON; new design enhances.
Housing Policy 4
New housing in towns/villages. Sustainable Douglas location complies.
Transport Policy 7
Requires parking per standards. Two spaces per dwelling provided in garages.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Obscure glazing
Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the following windows/balconies and shall be maintained as such thereafter; South Gable Elevation - first floor Lounge, North and South Balcony - Fifth Floor (roof), Balconies side elevations. Reason: In the interests of neighbouring residential amenities.
Parking provision
The development (individual dwelling) hereby approved shall not be occupied or operated until the parking has been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking in the interests of highway safety.
Biodiversity scheme
Prior to the commencement of the development a scheme which shows the following shall be provided and shall be fully implemented prior to the occupation of any dwelling; o swift nest brick installed high up under the balustrade of each of the new properties on the western elevation. Swift bricks can be substituted for normal building bricks and therefore the visual impact will be minimal; o Bat bricks are installed high up on each of the properties on the eastern elevation but as far away as possible from artificial light from windows. Bat bricks can be substituted for normal building bricks and therefore the visual impact will be minimal; and o Manx native tree species are planted in the front garden areas, details shall include a time scale for planting and type and height of tree to be planted. Reason: In the interest of biodiversity within the site.
Materials approval
The development shall not commence until such times as plans, elevations and/or sections as appropriate at a scale of 1:20 have been approved in writing by, the Department in respect of: a) String course; b) Cornices; c) Front door, to include arched window above; e) Hood moulds; and f) Wrought Iron railings and gates. The development shall be carried out in accordance with these details.
As amended, the proposal is satisfactory in highway terms... no opposition subject to conditions to cover access... and parking
The amended drawings have now addressed the Council's original concerns relating to bin storage... sufficient space for the storage of waste receptacles within the rear garages
The Ecosystem Policy team do not object to the development... where it will be lost it is entirely appropriate... to provide mitigation or compensation
Douglas Borough Council and DOI Highways both raised no objection to the amended plans for PA 21/00565/B, with Highways recommending conditional no objection subject to access and parking conditions.
Key concern: substandard visibility splays
Douglas Borough Council
No ObjectionDouglas Borough Council has no objection against the application and proposed works.; The amended drawings have now addressed the Council’s original concerns relating to bin storage
Department of Infrastructure Highways
No CommentBin storage details and visibility splays are absent from each access. Details are necessary.; Recommendation: Additional information
Department of Infrastructure Highways
Conditional No ObjectionAs amended, the proposal is satisfactory in highway terms for Highway Services to raise no opposition subject to conditions; Recommendation: DNOC
Conditions requested: conditions to cover access as shown on drawing 10-102; parking as depicted on drawing no: 10-01 rev 1
