29 June 2020 · Delegated - Principal Planner Sarah Corlett
Land South Of Leyton, Victoria Road, Douglas, Isle Of Man, IM2 6aq
The site is an undeveloped parcel of land measuring approximately 0.86 acres, bounded by a Manx stone wall, mature trees, neighbouring properties including Leyton, Sunnyside Cottage, Ballawana, and the Football Clubhouse sports ground.
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The officer determined that the principle of residential development is acceptable as the site is designated 'Predominantly Residential Use' under the Douglas Local Plan 1998 and the Site Assessment R…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect landscape/amenity/highway safety, incorporate trees/topography, provide safe access/parking. Officer assessed access visibility, tree mitigation, neighbour distances (16m to Leyton), and confinement to development area as compliant, with no unacceptable effects.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in existing towns/villages or sustainable extensions, countryside only exceptionally. Site within Douglas Existing Settlement Boundary, compatible with urban services/employment centre, supporting required housing numbers (2440 east, 5100 island 2011-2026).
Environment Policy 42
New development in settlements to respect local character/landscape, no inappropriate backland or removal of green spaces contributing to amenity. Tree loss mitigated by replanting; development limited to 40% 'minimum development area' 6m from southern trees to fit unobtrusively.
Housing Policy 4
New housing primarily in towns/villages or identified extensions. Site suitable within Douglas, no exceptional countryside criteria needed.
Strategic Policy 1
Optimise use of under-used land, efficient sites with access/amenity, utilise infrastructure. Undeveloped greenfield site with past tree coverage, good transport links, compatible uses, easily serviced.
Environment Policy 36
Development near Conservation Area only if no detrimental effect on views. Site adjacent Little Switzerland CA but alterations confined to frontage with tree mitigation; no views impact noted.
Time limit for commencement
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013.
Reserved matters application time limit
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved. Reason: To avoid the accumulation of unimplemented planning approvals.
Approval of reserved matters
Approval of the details of siting, design, external appearance of the building[s], internal layout, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced. Reason: To comply with the Town and Country Planning (Development Procedure)(No2) Order 2013.
Limit to minimum development area
All built development forming the dwellinghouse, excluding the access and driveway, should be kept within the "minimum development area" (shaded in green) as shown on drawing TR-16119. Note: The applicant is strongly recommended to discuss any Reserved Matters application with the Planning Directorate prior to submission. Reason: In order for the dwelling to fit comfortably and unobtrusively into the landscape.
Tree retention and replacement
The existing trees marked for retention shall be retained in accordance with the approved details. Any retained tree which within five years of the approved development being occupied or completed (whichever is the later) dies, are removed or become seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department. Reason: To safeguard the appearance of the development and the surrounding area.
Approved vehicular access
The means of vehicular access to and from the site shall be only as shown on the approved plan Drawing 2. Reason: To ensure the free and safe use of the highway.
Access and visibility splays construction
Prior to any other works commencing on site other than the tree protection measures referred to in condition 5, the access and visibility splays on drawing no WL/20/1484 date stamped 05/03/2020 shall be constructed and remain free from obstruction thereafter. Reason: In the interests of Highway Safety.
Detailed highway drawings
Detailed drawings of the following shall be submitted to and approved in writing by the Planning Authority before the relevant part of work is begun. The details hereby approved shall be carried out in accordance with that approval: o Street layout, including any turning points o Pedestrian and vehicle areas within each plot o On-plot car and bicycle parking o Electric vehicle charging point (s) o Waste bin storage and collection point. Reason: In interests of highway and road user safety.
Replacement tree planting
The replacement tree planting shall be carried out in accordance with the tree planting drawing (MP-11520) and the BS8545:2014 Mitigation Planting Plan (prepared by Manx Roots), submitted in support of the application. The planting shall be carried out in the first planting season following the removal of the existing trees. Any replacement 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. Reason: to ensure that replacement tree planting takes place to mitigate the tree removal required to facilitate the development.
Access acceptable in layout terms with suitable visibility for 30mph limit; no opposition subject to conditions on access, visibility splays, and future details of street layout, parking, EV charging, bins; DNOC
No objections
Tree removal acceptable due to wall/road damage risks; supported following submission of acceptable Mitigation Planting Plan; recommended conditions for retention, protection, and replanting
Request condition limiting development area and tree retention; replacement planting with natives; advisory on bird nesting and Japanese Knotweed
Highway Services provided conditional no objection with specific access and layout conditions; DEFA Forestry objected without replanting details but suggested conditions; DEFA Ecology, Douglas Borough Council, and Manx Utilities had no objections with conditions/advisories; a public representation raised heritage concerns about WW2 shelters.
Key concern: Lack of replanting scheme for Category B lime trees leading to DEFA Forestry objection
Department of Infrastructure Highway Services
Conditional No ObjectionHighway Services do not oppose the proposal subject to conditions and advisory being applied as follows; Recommendation: DNOC
Conditions requested: Approved Vehicular Access: The means of vehicular access to and from the site shall be only as shown on the approved plan Drawing 2.; Detailed drawings of street layout including turning points, pedestrian and vehicle areas, on-plot car and bicycle parking, electric vehicle charging points, waste bin storage and collection point shall be submitted and approved before relevant work begins.
DEFA Forestry
ObjectionI would, therefore, have to object to this application if an acceptable planting scheme was not submitted; Category B trees (BS5837:2012)
Conditions requested: Reserved matters shall include a scheme for the protection of retained trees (tree protection plan) prepared in accordance with BS5837:2012
DEFA Ecosystem Policy
Conditional No ObjectionWe have records of Japanese Knotweed on/near the site
Conditions requested: Further development proposals must only take place in the proposed development area, and no development should take place which will result in the removal of any trees marked for retention; Any landscape plan submitted with further applications should include details of replacement planting with Manx Native Species
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections
Manx Utilities Authority
Conditional No ObjectionWe have no objection to the above planning application subject to...
Conditions requested: Surface water discharged into the SW sewer and not via soakaways or into the combined sewer; Applicant must discuss diversion of public sewers with MU; No building permitted within 3m of any public sewer
