**Document:** Officer Planning Report **Application:** 09/00250/B — Refurbishment of dwelling including the installation of replacement windows and door **Decision:** Permitted **Decision Date:** 2009-04-16 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/62399-braddan-5-orry-replacement-dwelling/documents/1370659 --- # Officer Planning Report **Application No.:** 09/00250/B **Applicant:** Borough Of Douglas **Proposal:** Refurbishment of dwelling including the installation of replacement windows and door **Site Address:** Orry Street Douglas Isle Of Man IM1 1BW ### Considerations Case Officer : Mr Ian Brooks **Photo Taken:** 01.04.2009 **Expected Decision Level:** Senior Planning Officer ### Written Representations 2 Orry Street Douglas Isle Of Man IM1 1BW Objects to the proposal ### Consultations Consultee : Drainage Services Manager Notes: No objection Consultee : Highways Division Notes: Do not oppose. Consultee : Douglas Corporation Notes: No objection. ### Officer's Report ### The Site The application site represents the curtilage of 5 Orry Street which is a two storey mid terrace dwelling bordered by Tynwald Street to the south and Allan Street to the north in Douglas. ### The Proposal The planning application seeks approval for remedial and improvement works throughout the property. This would consist of stripping the roof and repairing it, upgrade insulation and replacing the slate with the existing slate. The existing timber windows would be replaced with uPVC double glazed windows as would the doors, fascias, soffits and rainwater goods. The existing render would be replaced with a new smooth painted render and the rear outlet would be demolished and replaced with a smaller single storey cloakroom and toilet. There would also be numerous other internal alterations to form a bathroom on the ground floor, to enlarge the existing bathroom on the first floor and a new kitchen. ## Planning Status The application site is located within an area of "Predominantly Residential Use" under the Douglas Central Local Plan, adopted by Tynwald in 1998. Within the adopted Isle of Man Strategic Plan, the following policy is considered relevant - 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; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (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; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (I) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (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." The property is located within the Urban Regeneration Study Area and Environment Policy 43 is considered relevant and states: "The Department will generally support proposals which seek to regenerate run-down urban and rural areas. Such proposals will normally be set in the context of regeneration strategies identified in the associated Area Plans. The Department will encourage the re-use of sound built fabric, rather than its demolition". ### Planning History The following planning application should be considered in the assessment and determination of this application: PA 01/02251/B - Refurbishment of dwelling including the installation of uPVC windows to replace existing - Permitted ### Representations Douglas Corporation has no objection to the proposed application. The Department of Transport Highways Division do not oppose the development. Drainage Sectioin of Douglas Borough Council has no objection in principle subject to the surface and foul water drainage from the new dwelling must be separated and combine at the curtilage boundary at the rear of the property into the existing drainage lateral connection. It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses. Appropriate measures must be taken by the developer/occupier of the premises to ensure compliance with the legislation. The owners and / or occupiers of 2 Orry Street (Mr \& Mrs S Clennell), Douglas have lodged an objection to the proposal. The objectors are looking for assurances that the dirt, noise and increase traffic from the proposed works be limited and that care to be taken to ensure the least possible amount of disruption will occur. The objectors are of the opinion that the property should be demolished and rebuilt as the property has damp, a probable insect infestation, fire damage and water proofing problems. The objectors feel that the current parking situation is not sufficient and residents are currently struggling and with future residents of the property possibly having cars the situation would escalate and the best solution would be to demolish the property and rebuilding it to provide off street parking. ## Assessment The proposed remedial and improvement works to the property would be beneficial to both the appearance of the property itself and also to the street scene. The repair work to the render; the roof and the replacement windows / doors would be modest additions to the property and would ensure that the new built form would blend in with the neighbouring dwellings. With the proposed alterations in place they would be collectively regarded as improvements to this dilapidated property without adversely affecting the impact upon the existing property as viewed from the public thoroughfare. As the property is located within the Urban Regeneration Study Area and the view that the dwelling should be demolished would not be in accordance with Environment Policy 43 of the Isle of Man Strategic Plan, in that the proposed works are seeking to regenerate the run down property and reuse the sound built fabric rather than demolishing the dwelling. It is acknowledged that there are increased parking problems within inner Douglas but this does not warrant a refusal as the property is an existing dwelling (and not an additional dwelling within the street) and future occupiers of that property are entitled to park on the street in the same way that current residents can. The issue regarding the dirt, noise and increase traffic from the proposed works would only be temporary during the construction of the refurbishment works and are not planning issues which can not be controlled by the Department. As a result, the proposed refurbishment work would be more in-keeping with other properties located within the vicinity and would be in accordance with the relevant policies previously stated without adversely affecting the character of the building or the surrounding area in general. ### Recommendation For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. ### Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: Douglas Corporation The Department of Transport Highways Division The Department of Transport Drainage Division Mr \& Mrs S Clennell the owners and / or occupiers of 2 Orry Street, Douglas ## Recommendation Recommended Decision: Permitted Date of Recommendation: 02.04.2009 ### Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the submitted drawings P01, P02 Rev A, 15, Planning Statement and Photographs date stamped 17th February 2009, Email from McGarrigle and Jackson dated 8th April 2009. C 3. The roof(s) must be finished in natural slate or a high quality imitation slate which must be approved by the Planning Authority PRIOR to the commencement of works. I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer Decision Made : Permitted Date : Signed : Senior Planning Officer --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/62399-braddan-5-orry-replacement-dwelling/documents/1370659*