1 June 2020 · Planning Committee (decision made 16.03.2020, triggered by Section 13 agreement completion)
Annacur House, Annacur Lane, Douglas, Isle Of Man, IM2 2ea
The proposal is for erection of 16 two-storey dwellings (12 four-bedroom and 4 two-bedroom, mix of detached, semi-detached and terraced with varied brick/render finishes) on a 0.6 hectare partly brownfield site formerly occupied by Annacur House (recently demolished) and outbuildings, surrounded by mature trees/hedgero…
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The proposals do not significantly adversely affect public or private amenities and therefore comply with the relevant planning policies of the Isle of Man Strategic Plan, Residential Design Guide and…
Strategic Policy 1
Requires optimising previously developed land, efficient site use (access/landscaping/open space/amenity) and location utilising infrastructure/services. Site is partially brownfield in Douglas (employment centre), near bus/shops/parks, efficient 26.6 dph with infrastructure.
General Policy 2
Development in line with zoning must respect site/surroundings (siting/layout/scale/design/landscaping), not harm landscape/townscape/amenity/highway safety/trees/wildlife. Proposal respects suburban residential character, mitigates via tree retention/planting/boundaries/obscure glazing/visibility/parking; no significant amenity harm.
Environment Policy 42
New development in settlements must reflect local character/identity, no inappropriate backland or loss of green spaces contributing to amenity/sense of place. Site infill retains roadside trees/POS, similar to prior approval, continues residential character.
Housing Policy 4
New housing primarily in towns/villages or sustainable extensions in Area Plans. Site in Douglas residential zoning, allocated (DH016), supports east housing need (2440 to 2026).
Housing Policy 5
25% affordable housing for 8+ dwellings in residential zones. Secures 4 units (Plots 6-9) via Section 13 agreement.
Transport Policy 1
Locate near public transport. Dwellings within 300m bus stops.
Transport Policy 4
Highways to accommodate development traffic safely. Visibility/road/footways/traffic calming acceptable.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Prioritise pedestrians. Footways/links to network provided.
Transport Policy 7
Parking per standards (2 spaces/dwelling). Provided/retained.
Recreation Policy 3
Landscaped amenity/open space for 10+ dwellings per Appendix 6. 1093sqm onsite (shortfall) + £13,728 commuted sum via S13; near existing POS/parks.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Visibility splays
Prior to occupation of the development, visibility splays of 2.4m x 25m in both directions must be provided at the site access junction as shown on drawing no. 072 REV E and the splays must be permanently maintained as such unobstructed thereafter with nothing above 1m in height within the visibility splay areas.
Car parking
Prior to the occupation of any dwelling 2 car parking spaces associated with that dwelling as shown on approved drawing 072 REV E shall be provided and retained free from obstruction thereafter.
Road construction
Prior to the occupation of each dwelling the road between Farmhill Lane and the dwelling shall be constructed to at least base course level.
Planting scheme
All planting as shown on drawing 072 REV E shall be carried out in accordance the approved details in the first planting and seeding seasons following the first occupation of each dwelling permitted or must be carried out in the first planting and seeding seasons following the completion of the development, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Retained trees protection
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.
Tree protective measures
Prior to the commencement of the development hereby approved, the protective measures detailed in the Tree Protection Plan (drawing TR-121219) and Arboricultural Method Statement, prepared by Manx Roots and submitted in support of the application, shall be fully installed and implemented and retained for the duration of the construction process.
Tree monitoring
The implementation of the tree protection measures required under condition 7 shall be monitored throughout the construction process by a suitably qualified and pre-appointed tree specialist, in accordance with section 7 of the Arboricultural Method Statement prepared by Manx Roots and submitted in support of the application.
Tree planting
Tree planting shall be carried out in accordance with the proposed site plan (drawing 072revC) and the BS8545:2014 Planting Proposal (prepared by Manx Roots), submitted in support of the application. The planting shall be carried out in the first planting season following the completion of the development. Any trees which, within a period of 5 years from their planting, die, are removed, or, in the opinion of the Department, become seriously damaged or diseased, shall be replaced as is reasonably practicable or in the next planting season with others of similar size, species and number as originally approved, unless the Department gives written consent to any variation.
Forward enclosures
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 fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of any dwelling house forward of any wall of that dwelling house which fronts onto a highway, without the prior written approval of the Department.
Obscure glazing
The proposed first floor bathrooms windows for Plots 10, 11, 12, 13, 14, 15 & 16 shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such.
Ecological recommendations
All recommendations listed within Section 4.0 of the approved "Preliminary Ecological Appraisal Report" prepared by Manx Wildlife Trust are to be full adhered to.
Footway details - Annacur Lane
Prior to the commencement of the development, full construction details of the proposed footway between the site and the existing highway bend of Annacur Lane shall be submitted to and agreed in writing by the Department. The footway shall be constructed in accordance with the approved details prior to first occupation of the development.
Footway Plots 5&6
The footway between Plots 5 & 6 shall be constructed in accordance with the approved details prior to occupation of Plots 5, 6, 7, 8 & 9.
Footway south Plot 16
The footway to the south of Plot 16 shall be constructed in accordance with the approved details prior to occupation of Plots 15 and 16.
Cycle parking
Prior to occupation of each dwelling, the respective cycle parking shall be provided as indicated on the approved plans.
Rear boundaries Plots 12-16
The rear boundaries of Plots 12, 13, 14, 15 & 16 shall be constructed/planted as shown on Dwg Nr 076 prior to the occupation of dwellings on Plots 12, 13, 14, 15 & 16 and permanently retained as such.
support the application but seek highway consideration of crossing point safety and traffic control measures
no objection (DNOC), access/visibility/junction/internal roads/pedestrian/parking/cycle acceptable with conditions
no objection subject to drainage condition
Highways and Manx Utilities Authority have no objection subject to conditions on parking, visibility, drainage, and sewer connections; DEFA Forestry has no formal objection but requests tree protection conditions and a legal agreement for additional planting to mitigate tree removal; DOI Housing requests a Section 13 Agreement for 25% affordable housing.
Key concern: Removal of prominent trees No 4,5,6&7 requiring mitigation planting via legal agreement
Department of Infrastructure Highways
Conditional No ObjectionRecommendation: DNOC; The developer would need to enter into Section 4 Highway Agreement.
Conditions requested: Prior to occupation of each dwelling, the respective car parking shall be constructed as indicated on the approved plans and shall remain as approved for the duration of occupation of the development.; Prior to occupation of each dwelling, the respective cycle parking shall be provided as indicated on the approved plans.; Prior to occupation of the first dwelling the developer shall provide the visibility splays as indicated on the Proposed Site Plan.
DEFA Forestry
Conditional No ObjectionThis would require a legal agreement between the Department, Douglas Borough Council and the developer.; similar tree-related conditions would be appropriate
Conditions requested: No retained tree shall be cut down, uprooted or destroyed during the development phase and thereafter within 5 years from the date of occupation of the dwelling...; Prior to the commencement of the development hereby approved, the protective measures detailed in the Tree Protection Plan (drawing TR-121219) and Arboricultural Method Statement... shall be fully installed...; The implementation of the tree protection measures required under condition 2 shall be monitored throughout the construction process by a suitably qualified...; Tree planting shall be carried out in accordance with the proposed site plan (drawing 072revC) and the BS8545:2014 Planting Proposal...; Legal agreement for additional tree planting on land to the south (drawing 084) to mitigate removal of trees 4,5,6&7
Manx Utilities Authority
Conditional No Objectionthe Authority has no objection to the application subject to the following condition/s
Conditions requested: NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s); The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to Manx Utilities. All drainage works must conform to the requirements of "Manx Sewers for Adoption"; 18 x £1500.00 communication fees payable; Enter into an adoption agreement with the Authority prior to work commencing on site, in accordance with section 8 of the Sewerage Act 1999
Department of Infrastructure Public Estates and Housing
Conditional No Objection25% Affordable Housing requirement
Conditions requested: Enter into a Section 13 Agreement with the Department to provide Affordable Housing, based upon the usual calculation of 25% of the number of units approved (four of the sixteen plots identified as suitable)
