18 December 2018 · Head of Development Management (Stephen Butler)
The Meadows, Port E Chee, Tromode Road, Douglas, Isle Of Man, IM2 5pd
The proposal involves demolishing an existing tennis court (33m x 16.5m) in the south-west corner of the 10.5-acre site and replacing it with a two-storey detached outbuilding measuring approximately 24m long x 16m wide, with parapet eaves at 6m and ridge height at 8m, finished to match the main house and garage.
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The officer concluded the proposal is acceptable as it replaces an existing tennis court within the established residential curtilage of a large mansion house, avoiding 'unacceptable spread of develop…
Environment Policy 3
Prohibits development causing unacceptable loss or damage to woodland areas with public amenity or conservation value. Site is private woodland under Douglas Local Plan; mature trees nearby required arboricultural reports (Tree Survey, Protection Plan, Method Statement by Manx Roots). Assessed compliant post-submission with no unacceptable impacts, subject to conditions enforcing BS5837:2012 protections during construction and 5 years post-occupation.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design/landscaping, avoid harm to landscape character, amenities, trees, highways, etc. Proposal tested against all criteria (a-n); officer found it complies as ancillary building matches main house, contained in curtilage, minimal visual/amenity impact due to 260m setback from road, no neighbour/highway issues, incorporates tree protection.
Housing Policy 15
Extensions to traditional countryside properties must respect proportion/form/appearance; exceptional >50% floorspace increase. Relevant due to countryside locality; outbuilding design matches main house (traditional style), scale appropriate for mansion despite size, no public view harm.
Housing Policy 16
No extensions increasing public-view impact of non-traditional/poor form dwellings. Applied to ensure development 'in keeping with the main dwelling'; proposal complies as finishes match house/garage, limited public visibility in semi-rural screened site.
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.
Tree retention
No retained tree shall be cut down, uprooted, destroyed, pruned, cut or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation of the building for its permitted use, other than in accordance with the approved plans and particulars. In the event that retained trees become damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. Reason: To ensure that trees marked for retention are not removed, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.
Tree protection implementation
The protective measures and construction methods detailed in a report titled 'BS5837:2012 Tree Protection Plan and Arboricultural Method Statement', prepared by Manx Roots and submitted in support of the application on 16th October, shall be fully installed and implemented. Reason: To ensure that trees marked for retention are adequately protected, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.
No objection (02/11/2018)
DNO - Do Not Oppose (dated 04/12/2018)
Following submission of additional Arboricultural information, recommended two conditions to ensure tree protection and construction methods are implemented for visual amenity
DEFA Forestry provided detailed comments on tree protection measures, recommending conditional approval with specific conditions, while Douglas Borough Council stated no objections to the application among others listed.
DEFA Forestry
Conditional No ObjectionThe protection measures and construction methods recommended by the arboricultural reports should ensure, if fully implemented, that the trees are protected during construction and make retention viable in the long term.; I agree with the category rating the trees have been given but in this instance, due to the secluded nature of the site, this does not correspond with a high visual amenity value.
Conditions requested: No retained tree shall be cut down, uprooted, destroyed, pruned, cut or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation of the building for its permitted use, other than in accordance with the approved plans and particulars. In the event that retained trees become damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented.; The protective measures and construction methods detailed in a report titled 'BS5837:2012 Tree Protection Plan and Arboricultural Method Statement', prepared by Hans Roots and submitted in support of the application on 16th October, shall be fully installed and implemented.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections to the listed applications.
