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Application No.: 15/00426/B Applicant: Douglas Borough Council Proposal: Removal of chimney stacks, remedial works including new roof and wall finishes and replacement front door canopies Site Address: Willaston Estate Refurbishment Douglas Isle Of Man Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation
Officer’s Report THE SITE
1.1 The site is the Willaston public sector housing estate, owned and managed by Douglas Borough Council and lying between Johnny Watterson's Lane, Ballanard Road, Norwood Drive, Douglas Borough Cemetery, Julian Road and Cronk y Berry. The dwellings are mostly semidetached two storey dwellings but there are also terraced dwellings and some two storey apartments. The estate also contains St. Joseph's RC Church, a Methodist Church hall and a collection of community facilities - shops and a police station. - 1.2 The estate was built post War between 1947 and 1965 in 13 phases and now comprises 730 dwellings - around one third of Douglas Borough Council's housing stock. THE PROPOSAL
2.1 Proposed is a scheme of refurbishment works involving the removal of chimney stacks, new roof and wall finishes and replacement of existing concrete canopies with new GRP ones. Some of this work has already been undertaken as a pilot and addressing urgent damp issues in some of the houses which in the past have received only minimal refurbishment. - 2.2 The changes to the exterior render will replace dashed render with dashed render and where the existing render is an applied render this will be replaced with a stippled through coloured render which will also have a brick effect soldier course.38 houses will be finished in
2.3 The roofs will be terracotta, brown and slate coloured.
PLANNING STATUS AND POLICY 3.1The site lies within an area of Predominantly Residential use on the Douglas (North) Local Plan adopted in 1998.
3.2 As such, the provisions of the Strategic Plan are applicable as follows:
Paragraph 8.12.1 states "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of
extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
General Policy 2 states: "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:
4.1 The estate has been the subject of a number of applications for various alterations to the properties and most significantly for the redevelopment of the church grounds for housing (PA 95/00975/A and PA 00/00732/B). None of these is considered to be relevant to the current application. REPRESENTATIONS - 5.1 There are no representations at the time of writing. ASSESSMENT - 6.1 The works have been commenced and generally improve the appearance of the individual properties and the overall interest and quality of the estate. The finishes on the existing properties give the estate a certain character which is now a little dated and the estate has, in places an air of a lack of maintenance. The proposed works will eventually modernise all of the properties and make them more durable and weatherproof which is in the interests of the tenants both existing and future. Whilst there is a mixture of finishes, the colour palette is consistent and each different combination of finishes complimentary to the others.
6.2 The works are considered an enhancement of the estate and are recommended for approval. PARTY STATUS - 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Recommendation:
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
C 1. 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to the following drawings: L01, 01, 02, PA/01, PA/02, PA/03, PA/04, PA/05, PA/06, PA/07, PA/08, PA/09, PA/10, PA/11, PA/12, PA/13 and PA/14 all received on 20th April, 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 26.05.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management
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