11 August 2023 · Delegated - Principal Planner (Jason Singleton)
60, Ballanard Road, Douglas, Isle Of Man, IM2 5he
The site is a single-storey detached bungalow in a residential area of Douglas with a mix of single and two-storey properties. The proposal includes a dormer roof and single-storey rear extension to the house, a modest summerhouse in the rear garden for use ancillary to the main dwelling or short-term tourist accommoda…
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The officer assessed the proposal against General Policy 2 (GP2) of the Isle of Man Strategic Plan 2016, which requires development to respect site and surroundings in scale, form, design, and landsca…
General Policy 2
GP2 permits development in residential areas if it respects site/surroundings in siting, scale, form, design; avoids adverse amenity, character, highway, or habitat impacts; and provides safe access/parking. Officer tested proposal's dormer/rear extension scale and finishes against street scene character (mix of single/two-storey homes), neighbour separation/overlooking, summerhouse integration, and parking/visibility. Amendments reduced dormer width and differentiated cladding to mitigate bulk, ensuring compliance without affecting locality character or amenities.
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.
Summerhouse use restriction
The summerhouse hereby approved shall only be used in association with the main dwelling house "60 Ballanard Road" and for purposes incidental to the use of main dwelling house "60 Ballanard Road" as a single dwelling or for tourist purposes and only in accordance with the internal layout shown on plan 121 received on the 17.05.2023. Reason: The application does not propose to create separate unit of accommodation within the site and has not been considered as such; to avoiding any future fragmentation of the residential curtilage; and the summerhouse being used as a separate dwelling being used separately from the main dwelling house would result in an adverse impact upon amenities to the occupants of this main dwelling house.
Tourist occupancy limit
The tourist use of the summerhouse approved shall not be used as a separate dwelling. The accommodation hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any calendar year. Reason: The application does not propose to create separate unit of accommodation within the site and has not been considered as such; to avoiding any future fragmentation of the residential curtilage; and the summerhouse being used as a separate dwelling being used separately from the main dwelling house would result in an adverse impact upon amenities to the occupants of this main dwelling house.
Driveway completion prior to occupation
Prior to the occupation the summerhouse hereby approved the approved driveway/access works as shown on drawing 101 shall be completed and retained thereafter. Reason: in the interest of highway safety.
Surface water drainage details
Prior to commencement of any works to the approved widening of the access details shall be submitted in writing to the Department for approval which demonstrate how surface water runoff from the new drive will be prevented from running onto the adjacent public highway and where such water will be drained too and these approved details shall be completed prior to the occupation of the summerhouse (excluding construction vehicles) and retained thereafter. Reason: In the interests of surface water runoff and highway safety.
No objection subject to access arrangements per drawing 101; visibility acceptable; adequate parking; drainage to be addressed; S109(A) Highway Agreement required post-consent.
No objection, but refuse bins must not be stored on highway and must be stored within curtilage between collections.
No further comments; satisfied to progress.
Highway Services, Manx Utilities Drainage, and Douglas Borough Council all raised no objections to the proposal, with some conditions and requirements noted regarding visibility splays, highway agreements, drainage, and refuse storage.
Key concern: surface water drainage requirements due to failed percolation tests and downstream flooding
DOI Highways
Conditional No ObjectionThe proposal raises no significant road safety or highway network efficiency issues.; Recommendation: DNOC; The alteration to the highway will require a Section 109(A) Highway Agreement to be made post planning consent.
Conditions requested: all access arrangements to accord to drawing No. 101; Section 109(A) Highway Agreement required post planning consent; suitable drainage proposal to prevent discharge onto highway agreed by Highway Services Drainage Team; consider provision of electric vehicle charging point
Manx Utilities Drainage
No ObjectionManx Utilities have no further comments to issue and are satisfied for you to progress to the planning application process.; We will need to see a copy of this [percolation test] before we can support the application.; as the percolation test failed we would require a design and construction details of a attenuation tank.
Conditions requested: prior to any construction works being carried out the applicant is required to submit details of SW attenuation to Manx Utilities; design and construction details of attenuation tank required
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections; This development must not prohibit the refuse bin from being removed from the highway to be stored within the curtilage of the property between refuse collections. No refuse bins should be stored on the highway.
Conditions requested: This development must not prohibit the refuse bin from being removed from the highway to be stored within the curtilage of the property between refuse collections. No refuse bins should be stored on the highway.
