31 July 2018 · Planning Committee
Woodlands, Ballagawne Road, Colby, Isle Of Man, IM9 4bb
The proposal involves building a detached double garage in the front garden of Woodlands, a distinctive semi-detached 1930s villa, using dark green stained timber cladding and a sedum flat roof, positioned to the left of the driveway and below the height of existing boundary hedging.
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The officer considered the key issues to be impacts on the appearance and character of Woodlands and neighbouring Red Gables, living conditions of adjacent occupiers, and ecology.
General Policy 2
GP2 permits development in Residential zoning that respects site/surroundings in siting/layout/scale/design/landscaping, avoids harm to character/townscape, protects wildlife/habitats/trees, provides amenity/road safety/parking. Officer assessed garage's low sedum roof, timber cladding, hedging screening, 7m driveway setback, and replacement planting as compliant, with no cramped effect due to 26m road setback; no policy conflict found despite forward siting.
Environment Policy 4
ENV4 prohibits development harming protected species/habitats of international/national/local importance. Applied due to Natterer's bats recorded at dwelling and mature trees; officer required conditions for sycamore protection and elm/hedging replacement to retain landscaped setting for visual/ecological benefit including protected species.
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.
Replacement planting for elm and hedging
No further works may commence on site until such times as details of the planting intended to replace the elm and hedging along the frontage have been approved and the planting must be undertaken either in the planting season October 2018 - April 2019 or prior to the construction of the garage, or, at latest, in the first planting season following the completion of the garage. The details must include the depth of soil, species of tree and hedging and the replacement tree when planted, must be as large as is possible to ensure its survival given the area available for the tree to grow. If any of the hedging or the tree die, are damaged or are removed within five years of the date of their introduction, they must be replaced with species of the same type and size. Reason: To ensure that the landscaped setting of the site is retained for visual benefit and value to the ecology, including protected species, in the area.
Sycamore tree protection
No further development may continue on site until such times as details of the measures to be taken to protect the existing sycamore, which is to be retained, have been approved by the Department and the development must be undertaken in accordance with these details. Reason: To ensure that the landscaped setting of the site is retained for visual benefit and value to the ecology, including protected species, in the area.
Detailed levels approval
Prior to the commencement of any building works on the garage, detailed levels of the garage floor level, the adjacent ground level and its ridge level, all relevant to a fixed datum point outside the site, must be approved by the Department, and the development undertaken in accordance with these details. Reason: To ensure that the development is undertaken in accordance with the drawings submitted.
recommend that existing trees are retained where possible as Natterers bats have been recorded
elm unlikely to survive, recommend garage moved further up site for new tree, protect retained sycamore
does not oppose, no new highway issues
DEFA Forestry raises concerns about damage to an elm tree and retention of a sycamore, recommending design changes and a tree protection plan; Isle of Man Victorian Society objects due to impact on historic villas; Highways has no objection; DEFA Senior Biodiversity Officer recommends retaining/replacing mature trees due to bat roosting.
Key concern: Objection from Isle of Man Victorian Society to front garage compromising setting of historic villas; tree retention issues from DEFA Forestry
DEFA Forestry
Conditional No Objection"The retention of tree no. 1 (elm) is not viable in long term"; "The garage should be moved towards the house to create room/soil volume for replacement roadside planting"; "A tree protection plan should be submitted for the retained sycamore tree"; "It is disappointing to see that work has already started at this site before the application has been approved"
Conditions requested: Garage should be moved towards the house (1m northwards) to create room/soil volume for replacement roadside planting; A tree protection plan should be submitted for the retained sycamore tree; Proposal to plant a replacement tree should include details of species (botanical name), nursery specification, planting specification and timing; Tree protection plan superimposed on layout plan indicating precise location of protective barriers, fencing specification, timeline, and prohibited activities
Isle of Man Victorian Society
Objection"We object therefore to the proposal as submitted"; "would greatly distract from the appearance of the pair of dwellings and compromise the ambience of their presence"; "reposition the proposed garages behind Woodlands"
Highway Services Division
No Objection"Highway Services does not oppose the application"; "Recommendation: DNO"; "There should be no new highway issues arising from the development"
DEFA Senior Biodiversity Officer
Conditional No Objectionwe recommend that mature trees be retained/replaced where possible, noting specifically that Natterers bats have been recorded roosting at this dwelling in September
Conditions requested: Mature trees be retained/replaced where possible
