1 November 2021 · Planning Committee
Vine Villa, 8, Derby Square, Douglas, Isle Of Man, IM1 3ls
The proposal involves demolishing a traditional Victorian single storey dwelling (Vine Villa), workshop, and a rear two-storey dwelling to build three five-storey terraced dwellings with basements, roof rooms, and dormers, appearing as three-and-a-half storeys from Derby Square.
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The proposal was approved because it would enhance the Windsor Road Conservation Area and street scene through its design, proportion, form, scale, and finish, mimicking traditional Victorian townhous…
Strategic Policy 1
Requires optimising previously developed land and efficient site use. Site is sustainable urban location making effective use of brownfield land with good access to services.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development to existing towns. Douglas is the main employment centre per Spatial Policy 1.
Strategic Policy 4
Protects Conservation Areas. Proposal enhances character despite demolition, as extant consents allow it.
Spatial Policy 5
Requires positive environmental contribution via design. Victorian front design assessed as enhancement.
Strategic Policy 10
Promotes integrated transport and highway safety. Parking and access approved by Highways.
General Policy 1
Regard to Development Plan and material considerations. All assessed accordingly.
General Policy 2
Requires respect for site/surroundings in scale, design; no adverse amenity/highway impacts. Design fits street scene; amenity/traffic acceptable.
Environment Policy 35
Permits only development preserving/enhancing Conservation Areas. Proposal enhances via improved design over prior schemes.
Environmental Policy 39
Presumption to retain positive contributors. Existing buildings demolition accepted per prior consents; new design compensates.
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... o Bat bricks are installed high up on each of the properties on the eastern elevation... o Manx native tree species are planted in the front garden areas... Reason: In the interest of biodiversity within the site.
Material details 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... f) Wrought Iron railings and gates. The development shall be carried out in accordance with these details. Reason: To ensure the details of the development are appropriate for the location.
The proposal is satisfactory in highway terms... no opposition subject to conditions to cover access... and parking.
no objection
no objection subject to conditions regarding swift nest brick, bat brick boxes and Manx native tree species
permit the discharge of surface water into the existing combined sewer on this occasion
additional information provided and accepted via Manx Utilities response
Multiple consultees responded to planning application 21/00995/B, with most raising no objections subject to conditions on highways, biodiversity, and drainage, while the Isle of Man Natural History and Antiquarian Society objected due to heritage concerns over the loss of the site's historic corner feature in Derby Square Conservation Area.
Key concern: proposal removes purposely designed lower-profile corner stable area in Derby Square Conservation Area, setting precedent for further loss of historic features
Manx Utilities
No ObjectionManx Utilities will therefore permit the discharge of surface water into the existing combined sewer on this occasion.
Isle of Man Natural History and Antiquarian Society
ObjectionThe Square was laid out such that the four corner areas were to be stables and outbuildings serving the town houses built around the square itself.; The Conservation Area character appraisal acknowledges that the corners of the square were the place where coach-houses and stables, which would have had a lower profile, would have been built.
DOI Highways Development Control
Conditional No ObjectionThe proposal is satisfactory in highway terms for Highways Development Control 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 3
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
DEFA Ecosystem Policy Team
Conditional No ObjectionIf this application is approved, the Ecosystem Policy Team therefore request the same condition on approval.
Conditions requested: 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; swift nest brick installed high up under the balustrade of each of the new properties on the western elevation; 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; 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.
DOI Flood Management
No CommentThe Applicant must demonstrate how surface water runoff from the proposals are to be drained into the combined sewer and provide confirmation from Manx Utilities Drainage that they are prepared to accept the additional flow.
DOI Highways Development Control
Conditional No ObjectionHighways DC notes the amendments uploaded on 19 October and continues to apply no opposition with conditions
Conditions requested: conditions in accordance with comments made on 20 September 2021
