**Document:** Background Planning Statement **Application:** 04/00207/B — Redevelopment of site to provide 22, two bedroomed retirement flats with associated parking and external works **Decision:** Permitted **Decision Date:** 2004-05-24 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/75231-braddan-vacant-plot-at/documents/1405584 --- # Background Planning Statement DOUGLAS CORPORATION DOUGE 04 0207 Town and Country Planning Acts 1999 APPLICATION FOR PLANNING BUILDING CURVED JL DIRECTORATE 22 FLATS AT TYNWALD STREET Decision Debt 06 JAN 2004 Initial Decision A 21/5/04 0007 INTIMENT OF UNITED STATES AND THE ENVIRONMENT 1.1 The Isle of Man Government Plan 2002-2006 sets out as one of its main objectives 'to ensure the provision of adequate housing for all income levels in the population'. In order to achieve this objective the Plan identifies the need to ensure that an average of 120 public sector houses and 120 first time buyer houses are constructed each year over the life of the Plan' 1.2 Sites for development have been identified and are required to meet criteria which includes: a) those designated for Residential Use or Development Plans or are likely to be considered favourably for housing development when planning applications are submitted; b) those capable of being serviced; c) those which are in control of a Public Body (with the support of the Council of Ministers the Estates and Housing Directorate of the Department has been actively seeking to extend its ownership of such sites). At the present time it is recognised that over the next five years there is just sufficient land designated for residential use available and therefore all such available sites which with the above criteria must be considered viable for development until additional residential land is designated through the Development Planning process. 1.3 As of September 2003 there were 1407 public sector dwellings required to satisfy the waiting list. Over 33% of this demand was for properties in Douglas. Additionally, there are 656 on the First Time Buyer Register as at January 2004. Over 50% of these have the Douglas area as first preference. 2.0 Urban Re-generation 2.1 An area of east central Douglas was identified by the Department as a study area for urban re-generation and incorporated into the Douglas Local Plan 1998. The Department has purchased run down residential and commercial properties within the area, whenever the opportunity has arisen, in order to facilitate the re-generation process. The location and boundaries of the Tynwald/Allan Street Regeneration are shown on drawing no. 01DG55/0201 SK10B a copy of which is attached at Appendix A. N:ILGARCHIT\SHARED\Filing Structure\Property Files\DLGE Properties\01DG50 18 Flats Westmoreland Road\Background Information Tynwald Street.doc 2 Extensive consultation has been carried out with local residents, owners and MHK s. A questionnaire was delivered to all properties in the area to establish basic data about the residents and their views on the neighbourhood and housing. A clear preference emerged for re-furbishment and environmental improvements rather than re-development. A continuous dialogue has been maintained with residents and owners in the area by means of regular newsletters. 2.3 Notwithstanding the general policy for improvement, there are a number of sites occupied by properties which are derelict, beyond economic repair or containing non-conforming uses, which will require to be re-developed. 2.4 The Department's intentions for the improvement and re-development of the areas surrounding the site are shown on the sketch drawing 01DG55/0201/SK1B. A copy of the drawing is attached at Appendix B for information. ## 3.0 Development Proposals 3.1 The site comprises an area of land approximately 23 m deep fronting onto Tynwald Street together with a vacant plot, across the rear lane adjacent to no 3 Orry Street. The main site was originally occupied by a terrace of four storey houses of which only No. 42 remains in its original form. Nos. 28 to 34 have been redeveloped to form commercial premises. Nos. 36 to 38 have been partially demolished and the remaining parts of these properties are in a derelict state. All the properties are currently owned by the Department of Local Government and the Environment. Transfer of the properties to Douglas Corporation is being processed. 3.2 The land immediately to the west of the site, fronting Westmoreland Road, is currently being redeveloped by the Department of Local Government and the Environment for 18 First Time Buyer flats. The areas to the north are predominantly 2 and 3 storey housing. Along Tynwald Street there are a mixture of residential, office and other commercial uses. 3.3 The proposed development is for twenty two public rental flats for active retired and elderly persons. The development is being carried out on behalf of Douglas Corporation who will own and manage the completed flats. Although not sheltered accommodation with a resident warden, the design nonetheless takes into account the needs of elderly persons. Features include provision for an emergency call system in each flat, handrails in corridors, walk in showers in all flats and a lift car large enough to accommodate a wheelchair. Two flats on the ground floor have been designed specifically for wheelchair bound tenants. 3.4 Douglas Corporation have a substantial number of retirement age tenants in the surrounding area many of whom are occupying family houses. It is expected that the development will attract those who wish to downsize into a secure easily managed home, thus freeing up existing stock for families on the waiting list. ## Department of Local Government and the Environment Rheynn Reiltys Ynnydagh as y Chymmyltaght Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. email: john.wilkinson@dlge.gov.im Tel: (01624) 685939 Fax: (01624) 685943 Director of Estates and Housing Richard C. Senior F.R.I.C.S. Please reply to Mr. J.B. Wilkinson, Architect, Dipl. Arch. (Oxon) 5 February 2004 Your ref: Our ref: JW/RF/01DG50/0301 Ms Joanne Callow Secretary Planning Committee Planning and Building Control Directorate DLGE Murray House Mount Havelock DOUGLAS IM1 2SF RECEIVED 06 JAN 2004 Dear Ms Callow Re: Planning Application for Construction of 22 Flats, Tynwald Street, Douglas Please find enclosed the following relating the above Planning Application: 1. 4 copies of the completed application forms 2. 4 copies of Site Location Plan 3. 4 copies of drawing no. 01DG50/0301/ PL01 to 05 4. 4 copies of drainage drawing no. P.575/02 5. 4 copies of Background Information in support of the application. If you have any queries please contact me. Yours sincerely J.B. Wilkinson Architect ENC Cc David Halsall, Assistant Borough Surveyor N:\LGARCHIT\SHARED\Filing Structure\Property Files\DLGE Properties\01DG50 18 Flats Westmoreland Road\LetterrePlanning Applicaiton.doc 3.5 In view of the age structure of the block's occupants, the control available in respect of the occupancy under Douglas's management and the proximity of the town centre, the car parking provision for residents has been reduced slightly from the general 1: 1 requirement for flat development. The sixteen parking spaces proposed provide a ratio of 1 space to 1.33 flats. This is well above the provision of 1: 3 required for full sheltered accommodation. The Department of Transport and the Planning Office have both confirmed in writing that, in view of these factors, the parking provision proposed is acceptable to them. The scheme will provide additional visitor and general parking spaces on the land adjacent to 3 Orry Street (currently private parking) and along Tynwald Street as a result of the closure of the entry into the back land to Westmoreland Road. 3.6 The proposed development maintains the frontage along Tynwald Street and turns the corner into Orry Street. The four storey development is designed to fit in with the scale of the original buildings on the street and echoes some of the architectural features found in these buildings. Because of the rise in ground levels to the north and the existing retaining wall along the northern boundary, the apparent height of the block will be reduced when viewed from this side. The retaining wall will also screen the residents car park area. Because the rear building line will be moved away from the boundary sunlight penetration will be improved in Parr Street and to the back of Orry Street and over shadowing reduced. 3.7 Communal facilities within the development include a laundry with token operated washers and driers and a covered drying area. A sitting out area is provided in a sunny spot on the south-west corner of the building overlooking Tynwald Street and Westmoreland Road. A dwarf wall and railings to the front provide a degree of privacy and define the private space. The wall and railings are continued along to Westmoreland Road, blocking off the existing rear lane and providing for pedestrian access only. This will provide a delineation of the residential neighbourhood and assist in defining a hierarchy of open space. ## Prepared by: John Wilkinson, Architect Estates and Housing Directorate DLGE Murray House Mount Havelock IM1 2SF JW/RF/29 January 2004 --- *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/75231-braddan-vacant-plot-at/documents/1405584*