8 March 2018 · Head of Development Management (Stephen Butler)
25, Falcon Cliff Court, Douglas, Isle Of Man, IM2 4ah
The site is the lower garden area (approx. 24m long) of 25 Falcon Cliff Court, an end-terrace three-storey dwelling in Douglas, elevated 3.5-4m above the one-way Palace Road with a roadside bank, stone wall, and vegetation providing screening.
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The officer assessed visual impact, neighbour amenity, and highway safety as the fundamental issues. Visual impact was deemed unacceptable as the excavation of the garden, removal of the roadside bank…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design/landscaping (b), not adversely affect surrounding townscape character (c), not harm local residents' amenity or locality character (g), provide safe access/adequate parking (h), and not impact road safety/traffic (i). Officer found proposal failed (b)/(c) due to bank removal exposing terrace and harming streetscene, but complied with (g)/(h)/(i).
Environment Policy 42
Prohibits removal of open/green spaces contributing to visual amenity/sense of place, and inappropriate backland development. Officer assessed the garden excavation for off-site hotel parking as such removal, generating adverse streetscene impact in the green corridor.
Transport Policy 4
Requires highways to accommodate development traffic safely. Satisfied post-amendments with adequate visibility/turning.
Transport Policy 7
Requires parking per standards. Deemed satisfied with four spaces and manoeuvring.
no objection
does not oppose this application following receipt of amended drawing
not concerned about the potential impact of this proposal
Department of Infrastructure (DOI) Highways Division initially deferred the application twice due to concerns over dropped kerb length and visibility splays but ultimately issued a Do Not Oppose (DNO) after amended drawings. Douglas Borough Council raised no objections.
Department of Infrastructure (DOI) - Highways Division
Deferthis length of dropped kerb is too long and that some disabled people and people with cognitive difficulties may find a 14.5m access... difficult to interpret; visibility that can be achieved... from a point 2.4m back from the edge of carriageway to the near side carriageway edge between a height of 1.0m and 2.0m above carriageway; Following receipt of ammended drawing no 5/908/1 (B) Highway services does not oppose this application
Department of Infrastructure (DOI) - Highways Division
No ObjectionDNOC on 20/02/18; Following receipt of ammended drawing no 5/908/1 (B) Highway services does not oppose this application
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections to the listed applications
