18 October 2018 · Delegated - Head of Development Management (Stephen Butler)
Clare Court, 14, Marathon Road, Douglas, Isle Of Man, IM2 4hl
The proposal involves building a pair of semi-detached houses on the garden curtilage of an existing detached dwelling at the corner of Ballanard Road and Park Avenue in Douglas. The new two-storey buildings with roofspace use passive house design principles, sustainable materials like Decra metal roofing, and provide …
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The principle of a dwelling on the site is acceptable due to prior approvals establishing residential development potential.
General Policy 2
GP2 permits development in accordance with land-use zoning if it respects site/surroundings in siting/layout/scale/design/landscaping (b), does not adversely affect townscape character (c), provides satisfactory amenity including safe access and parking (g,h). Officer assessed proposal compliant as scale/massing proportionate, design fitting diverse streetscene, amendments resolving highway issues, and landscaping conditioned.
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.
Landscaping scheme
No development shall be commenced until a hard and soft landscaping scheme has been submitted to and approved in writing by the Department. Such a scheme shall include details of all trees, hedgerows and other planting which are to be retained and details of all new walls, and other boundary treatment, finished ground levels; a planting specification with root protection measures and details of the hard surface treatment of the open parts of the site and a programme of implementation. The approved scheme shall be implemented in accordance with the programme of implementation. Reason: To ensure the provision of an appropriate landscape setting to the development.
Visibility splays
Prior to the dwellings hereby approved being occupied, the visibility splay(s) identified on C-010-B-1 shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1.05m in height above adjoining carriageway level. Reason: In the interests of highway safety.
Parking and turning
The dwelling hereby approved shall not be occupied until the parking and turning areas have been provided in accordance with the approved plans ref: C-050-A-1. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Commented with requirements for wider access, visibility splays, parking layout amendments, site levels and drainage; requested deferral until addressed
No objection to Sycamore removal; recommended geo-cell material for planting over compacted ground, addressed by condition
Forestry raised significant concerns about tree protection and retention, recommending detailed plans or amendments; Douglas Borough Council had no objections; Highways deferred pending further information.
Key concern: no details of retained sycamore tree protection during construction or car parking construction without detrimental impact on rooting environment
Forestry, Amenity and Lands Directorate
Conditional No Objection"Without these details it is difficult to see how the tree could be successfully retained"; "My preference would be option 2 because this would create more working space on the site and reduce the risk of further a decline in the retained tree's health"; "A soil cell system (e.g. tree bunker, arboraft, stratacell) would be required to provide an adequate rooting volume"; "request a pruning specification from the applicant which precisely describes the extent of pruning required"
Conditions requested: Submit additional details showing how the tree will be protected during construction and how the car park will be constructed without detrimental impact (Option 1); Amend proposal to show removal and replacement of retained tree with tree planting pit and soil cell system (e.g. tree bunker, arboraft, stratacell) providing adequate rooting volume (Option 2); Re-consider existing planting proposals, including species like silver birch cultivar for road planting with proper soil volume and tree pit design; Request pruning specification from applicant precisely describing extent of pruning required on lime tree, combined with carefully worded condition under Tree Preservation Act 1993
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections to the listed application
Department of Infrastructure (DOI) Highways Division
No CommentDefer - awaiting information; Highways input deferred pending further information/input
