21 May 2018 · Delegated - Head of Development Management (Stephen Butler)
Bail Rigg House, Ballanard Road, Douglas, Isle Of Man, IM2 5pt
The proposal involves building a new two-storey detached house on the north-eastern corner of the site at Bailrigg House, close to the road (3m from Ballanard Road), with plain rendered walls, a central turreted column for a spiral staircase, Marley Rivendale roofing, and grey or white uPVC windows.
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The site is designated as residential in the Douglas Local Plan 1998, supporting the principle of a new dwelling despite not being highly sustainable and having unrestricted traffic speeds; recent Are…
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires new development primarily in existing towns/villages or sustainable extensions, with countryside development only in exceptional cases. Officer assessed the site as residential-zoned in Douglas Local Plan within Douglas town, with principle acceptable given zoning and recent Area Plan preliminary screening for nearby land.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect character/amenity/highway safety, provide access/parking, etc. Officer confirmed compliance via acceptable design (interesting, non-detracting), highway amendments, parking/turning space, and low visual/highway impact.
Housing Policy 4
New housing primarily in towns/villages or extensions, countryside only exceptionally (e.g. agricultural). Officer noted site's residential designation in urban Douglas context as establishing principle of new housing.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Visibility splays
Prior to the undertaking of any construction works in association with the approval hereby granted, the visibility splays shown in drawing HMTC-18/001/01A received on 6th April, 2018, must be provided and remain available and unobstructed thereafter. Reason: in the interests of highway safety.
raise no objection (03.05.18)
proposal is acceptable (after comments on 28.10.16, 07.07.17, 05.12.17, 02.03.18, 21.03.18 and 11.05.18)
no objection to tree removal as trees are too small, have structural defects or limited amenity value; low risk to remaining trees (after initial concern on 18.01.17)
Highway Services initially objected due to inadequate visibility splays and lack of information but later issued conditional no objection based on revised drawings subject to conditions for visibility splays and parking/turning. Douglas Borough Council had no objections; Arboricultural Officer recommended a proper tree survey.
Key concern: Highway visibility to the north substandard (36m vs required 59m per Manual for Streets)
Highway Services Division
Conditional No ObjectionHighway Services does not oppose the planning application on the basis of this drawing subject to planning conditions for the visibility splays and on-site parking/turning area shown being provided prior to occupation of the development and maintained as such on a permanent basis thereafter.
Conditions requested: visibility splays and on-site parking/turning area shown being provided prior to occupation of the development and maintained as such on a permanent basis thereafter
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections to the listed applications.
Arboricultural Officer, Forestry, Amenity and Lands Directorate, DEFA
No CommentThe tree survey provided in support of this application is clearly not fit for purpose on any of these counts.
Conditions requested: A plan showing position of every tree on site or adjacent land that could influence or be affected, indicating trees to be removed; Schedule for every tree: sequential number, species, stem diameter per BS5837:2012 Annex C, branch spread, life stage, condition, category grading per BS5837:2012 section 4.5, proposal to remove/retain; For retained trees: details of ground level changes, excavation affecting root protection area per BS5837:2012 para 4.6; Tree protection measures per BS5837:2012 paras 5.5 and 6.2
