6 January 2022 · Head of Development Management (Stephen Butler)
9, Orry Street, Douglas, Isle Of Man, IM1 1bw
The proposal involves building two new two-storey dwellings on the sites of former buildings at 9 and 15 Orry Street in Douglas, a brownfield site in a predominantly residential area. The dwellings take design inspiration from nearby properties like 5 Orry Street and match previously approved (but expired) identical sc…
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer concluded the proposal complies with General Policy 2 of the IOM Strategic Plan 2016, Housing Policies 4 and 6, Transport Policy 7, the Residential Design Guide 2021, and the Area Plan for…
General Policy 2
Requires development in line with Area Plan zoning to respect site/surroundings in siting/layout/scale/design (b), not adversely affect townscape character (c), not harm local residents' amenity or locality character (g), provide satisfactory access/parking (h), no unacceptable road safety/traffic effects (i), and regard to energy reduction (n). Officer assessed proposal as compliant due to design matching prior approvals and local terrace variety, no overlooking with conditions, sustainable location, and no highway objections.
Housing Policy 4
Directs new housing to urban areas subject to GP2 criteria. Site in 'Predominantly Residential Use' zoning in Area Plan for the East, assessed as appropriate urban infill with no amenity or character conflicts.
Housing Policy 6
Directs new housing to urban areas subject to GP2 criteria. Combined with HP4, officer confirmed suitability in residential zone with prior approvals setting precedent.
Transport Policy 7
Refers to parking standards in Appendix 7. Assessed as acceptable given no highway objection, sustainable location, prior uses' demand, and cycle storage condition compensating for no off-street parking.
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
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 plan P-02 unless otherwise agreed in writing by the Department. Reason: To ensure that the external appearance of the building is satisfactory.
Soil survey and decontamination
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 Department. The survey shall be taken at such points and to such depth as the Department may stipulate. A scheme for decontamination of the site shall be submitted to and approved by the Department 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.
Cycle storage
Before the development hereby permitted commences on the site, cycle storage details within the rear yard of each dwelling are required to be submitted in writing for approval by the Department and the storage provided in accordance with these approved details prior to the dwellings being occupied and retained as such thereafter. Reason: Given there is insufficient off road parking spaces within the site, cycle provision is required.
No significant negative impact upon highway safety, network functionality and/or parking. Advised to consider cycle parking and possible highway licences.
No objection, welcomes brownfield development but requests consideration of bicycle storage per Manual for Manx Roads LTN 1/20 in rear yards.
DOI Highways and Douglas Borough Council raised no objections with recommendations for cycle parking; Environmental Protection Unit suggested a land contamination condition; local resident and MHK Chris Thomas objected strongly over parking shortages, oil tanks, and construction impacts.
Key concern: insufficient parking in H permit zone
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; no significant negative impact upon highway safety, network functionality and /or parking; The Applicant is advised to consider cycle parking and that Highway Licences may be necessary for use of the highway.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections; we would kindly ask that consideration is given to the guidance provided within the Manual for Manx Roads for bicycle storage; plans omit to show where the enclosed bicycle storage will be situated within the yard; providing bicycle storage aligned to the recommendations contained within the Manual for Manx Roads LTN 1/20 Cycle Infrastructure Design
Conditions requested: consideration is given to the guidance provided within the Manual for Manx Roads for bicycle storage in new developments
Environmental Protection Unit
Conditional No ObjectionTo 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.
Conditions requested: No development approved by this permission shall commence until a scheme to address the risks from land contamination to the future users of the land and neighbouring land has been submitted to and approved by the Department in writing and the scheme as approved shall be fully implemented and completed before the dwellinghouse hereby permitted is first occupied.
2 Orry Street Resident
ObjectionI am emailing to formally object to planning application 21/01390/B; there is not enough legal car parking for the existing residents of the H permit zone; this actually contravenes planning requirements as number 15 should have off street parking; dispense with the use of oil tanks and use modern heat pumps
Chris Thomas MHK
ObjectionSome very good points are made in this objection; Parking is a massive issue, especially with the substantial issuance of parking permits to rented properties occupied by many people; I was surprised and disappointed to see oil tanks included blocking up the back yards; The existing use was only one house plus commercial property so it is not correct to say the occupation is continuing previous use
Conditions requested: Can a restriction be placed to insist on owner occupation rather than letting out?
