14 July 2020 · Planning Committee
Calvary House, Strathallan Road, Douglas, Isle Of Man, IM2 4pn
The proposal involves demolishing an existing detached triple garage and erecting a new L-shaped dwelling (343m² footprint on 790m² plot) and garage within the curtilage of Strathallan House, a split-level two-storey property on a steep corner plot at Strathallan Road and Summerhill Road, Onchan.
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The proposal was approved as it makes best use of previously developed land (existing paved hardstanding) within an existing town centre without unacceptable loss of designated open space, which remai…
Strategic Policy 1
Requires optimising previously developed land, efficient site use, and utilising existing infrastructure. Officer assessed proposal positively as it uses existing hardstanding in town centre location without encroaching on lower open space.
Spatial Policy 5
Requires new development to positively contribute to environment via Design Statement. Design criticised as inconsistent and underwhelming in isolation but acceptable in context as it respects scale of neighbours without substantial harm.
Environment Policy 3
Prohibits unacceptable loss/damage to woodland. Siting on hardstanding avoids impact on lower shrub/woodland area.
Recreation Policy 2
Prohibits loss of open space unless alternative provision or community gain with no significant effect. Lower shrub land undisturbed, providing visual break; prior AiP precedent.
General Policy 2
Requires development to respect site/surroundings in siting/scale/design, no adverse amenity/highway impacts. Assessed compliant due to lower levels limiting neighbour harm, sufficient parking, safe access.
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.
Access gradients
Prior to the commencement of any works at the site details of the access gradients shall be submitted to and approved in writing by the Department and the dwelling hereby approved shall not be occupied until the access has been constructed in accordance with the approved details, and shall thereafter be retained for access purposes only. Reason: In the interests of highway safety.
Parking and turning
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. 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.
Visibility splays
The visibility splays identified on drawing number 3 date stamped 22/05/2019 shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050mm in height above adjoining carriageway level. Reason: In the interests of highway safety.
PDO restrictions
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no development shall be undertaken in accordance with Class 14 or 17, of Schedule 1 of the Order at any time. Reason: To control future development on the site.
No culvert works
There shall be no works undertaken to the culvert running through the site unless otherwise agreed in writing by the Department. Reason: To protect the amenities of watercourse and in the interest of Inland Fisheries.
no objection
do not oppose subject to conditions on visibility splays, parking/turning for two cars, site gradients (1:12 max)
no concerns from fisheries perspective; reconfirm no works to culvert
Douglas Borough Council and DEFA Fisheries raised no objections to application 19/00592/B, while Highways recommended no objection subject to conditions from a prior approval; nearby residents objected due to concerns over size, views, utilities, landslip risk, and traffic.
Key concern: new dwelling is too big for the plot
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
DEFA Inland Fisheries
The planning application shows that works appear to be within 9 m of a watercourse.; Please could you complete the attached development within 9m of a watercourse form
DEFA Fisheries
No ObjectionDEFA, fisheries have no concerns in relation to this development from a fisheries perspective.; I would like to reconfirm the condition expressed by Erica Spencer in her last communication (about this planning application), that the culvert is not to be tapped into.
Conditions requested: the culvert is not to be tapped into
Department of Infrastructure Highways
Conditional No ObjectionThe access arrangements proposed are based on the originally approved application number 17/00769/A.; As a result, please attach the same conditions as recommended by the D.O.I. dated 31/05/18.; Recommendation: DNOC.
Conditions requested: attach the same conditions as recommended by the D.O.I. dated 31/05/18
6 Strathallan Park (Mr & Mrs IE Pickering)
Objectionwe are writing to object to the application 19/00592/B; the property next door has just gone on the market for £1.2m a reduction in value of £1.3m in 10 years; the newbuild on the land belonging to Strathallan Cliff House completely overlooking this property allegedly has had a bearing on the devaluation
7 Strathallan Park (John and Averil Davies)
ObjectionWe are writing to object to the proposed building at Strathallan House; We have no objections to a bungalow but we feel the new dwelling is too big for the plot.
