21 August 2023 · Delegated - Principal Planner (Jason Singleton)
Langdale House, Lower Dukes Road, Douglas, Isle Of Man, IM2 4bq
JSK Property Ltd applied to build a large detached garage on the northern boundary of the curtilage of Langdale House, a two-storey detached dwelling in Douglas, along with a new curving internal driveway from the existing access.
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The officer considered the main issues to be visual impact on the street scene, neighbouring amenities, and existing trees.
General Policy 2
GP2 permits development in accordance with land-use zoning if it respects site/surroundings in siting, scale, design, landscaping; does not adversely affect amenity, character, trees, road safety, or neighbouring land. Officer assessed the garage's scale, siting behind trees/hedges, and domestic design as compliant, with no significant adverse impacts on visual amenity, neighbours, or trees after mitigation.
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.
Ancillary use only
The garage hereby approved shall only be used in association with the main dwelling house "Langdale House" and for purposes incidental to the use of main dwelling house "Langdale House" as a single dwelling and only in accordance with the internal layout shown on plan 1643 - C2 received on the 14.04.2023. Reason: The application does not propose to create separate units of accommodation within the site and has not been considered as such; and avoiding any future fragmentation of the curtilage.
Retain existing trees and hedges
The existing trees and hedges shall be retained in accordance with the approved details. Any retained tree or hedge which within five years of the approved development being occupied or completed (whichever is the later) dies, are removed or become seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Planning Authority, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Planning Authority. Reason: To safeguard the appearance of the development and the surrounding area.
Tree protection fencing
No development may be commenced nor any equipment, machinery or materials be brought onto the site for the purposes of the development until fencing has been erected in the location shown on the approved site plan OTR - 120223 in accordance with the recommendations of Section 6.2.2 of British Standard 5837:2012. The fencing shall be maintained in position until the development is complete. Within the Construction Exclusion Zone implemented in accordance with this condition, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit, without prior written consent of the Department. The CEZ implemented in accordance with this condition shall be maintained in position until the development is complete. Reason: to ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period in the interests of amenity.
Replacement tree planting
All tree planting comprised in the approved details of tree planting as approved under plan PP-130223 & Section 6 of the Arboricultural Impact Assessment shall be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the garage, whichever is the sooner. Any trees which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: To ensure the provision of an appropriate landscape setting to the development and for biodiversity net gain.
no highway interest; no significant negative impact upon highway safety, network functionality and/or parking
no objection
no objection provided that replacement tree planting is undertaken as shown on the Tree Planting Plan and bird/bat boxes are installed on the garage
does not object to removal of 5 trees; recommend condition to protect remaining trees per tree protection plan
Multiple consultees including Highways, DEFA Forestry, Ecosystem Policy, and Douglas Borough Council raised no objections to the garage and driveway expansion, with recommendations for tree protection, replacement planting, bat/bird boxes, and drainage compliance.
Key concern: insufficient information provided to determine overland water flow
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
DEFA Ecosystem Policy Officer
Conditional No ObjectionThe Ecosystem Policy Team would have no objection to this application provided that replacement tree planting is undertaken as is shown on the Tree Planting Plan; We also request that the applicant installs bird and bat bricks/boxes on the new garage, to provide mitigation for the permanent loss of garden habitat. We have pipistrelle bat records from the surrounding area
Conditions requested: replacement tree planting is undertaken as is shown on the Tree Planting Plan; installs bird and bat bricks/boxes on the new garage; boxes suitable for crevice dwelling species would be appropriate high up on the south-west elevation of the garage; entry hole nest box suitable for starlings, erected high up on the rear elevation
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections
DOI Highways Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.; As there is insufficient information provided to determine overland water flow the applicant must demonstrate compliance with the clauses above.
Conditions requested: applicant must demonstrate compliance
DEFA Forestry
Conditional No ObjectionThe Directorate does not object to the removal of 5 trees. If this proposal was to be approved we would recommend a condition to protect the remaining trees that included the tree protection plan (OTR - 120223) is followed in full.
Conditions requested: condition to protect the remaining trees that included the tree protection plan (OTR - 120223) is followed in full
