15 December 2020 · Delegated - Principal Planner (Chris Balmer)
Former Site Of Cliff Lodge, Switzerland Road, Douglas, Isle Of Man, IM2 4nf
The site is an empty plot on Switzerland Road in Douglas, previously occupied by Cliff Lodge which was demolished under prior permission. The proposal is for three four-storey town houses following the steep topography, with heights ranging from 12.2m to 13.7m, each featuring ground-floor garages, living areas on the f…
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The officer assessed the principle of residential development as established by prior approvals and demolition of the existing building.
Strategic Policy 1
Requires optimising previously developed land, efficient site use, and utilising infrastructure. Officer noted site as former curtilage now empty plot (brownfield), close to promenade, bus routes, and town centre services.
Strategic Policy 4
Protects heritage, landscape, and prevents pollution/disturbance. Site in Conservation Area; design changes like render and garaging respected surroundings without adverse impacts.
General Policy 2
Permits zoned development respecting site/surroundings in scale, design, amenity, access, parking, and highways. Proposal in Mixed Use/Tourist Residential zoning complied via suitable siting, minimal height increase, and no adverse amenity/highway effects.
Environment Policy 42
New development must reflect local character, avoid inappropriate backland or loss of green spaces. Render matched Switzerland Road properties; garaging suited mixed front/rear streetscene.
Housing Policy 6
Residential zoned land per area plan briefs or criteria. Complied with zoning and good design in absence of prescriptive brief.
Transport Policy 1
Locate near public transport. Site near Queens Promenade bus routes and 10-15 min walk to town centre.
Transport Policy 4
Highways to accommodate development safely. Access/visibility acceptable per Highway Services.
Transport Policy 7
Parking per standards, relaxable near bus routes without on-street harm. One garage per unit plus bike storage; relaxed due to sustainable location and ample on-street spaces.
Environment Policy 35
Preserve/enhance Conservation Areas. Modern design acceptable if respecting context; render, height following topography, and ground-floor activation enhanced character.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Vehicular and pedestrian access
No residential unit hereby permitted shall be occupied until the vehicular and pedestrian means of access have been constructed in accordance with the approved plans. Those means of access shall thereafter be kept available at all times for their respective purpose. Reason: for the interest of Highway Safety.
Bin storage facilities
No residential unit hereby permitted shall be occupied until the bin storage facilities have been provided in accordance with the approved plans, and those facilities shall thereafter be kept available at all times for their designated purpose. Reason: for the interest of residential amenity.
Do not oppose
No objection following resolution of concerns over bin and cycle storage
Highway Services raised no objection subject to conditions on access and parking; Douglas Borough Council initially requested more information on bin storage but ultimately supported the application; local residents from Highgrove Mansions objected on road safety, parking, and emergency access grounds.
Key concern: emergency vehicle access difficulties on narrow Switzerland Road
Department of Infrastructure Highway Services
Conditional No ObjectionThe proposal is acceptable in highway terms providing access and parking within integral garages for two units fronting Switzerland Road and within a car port from an adjoining side street at south.; Recommendation: DNOC
Conditions requested: access and parking in accord with Drawing No: 20/3036/PL01; car port and garages to be retained for car and bicycle parking; on-site parking should be retained for its stated purpose
Douglas Borough Council
SupportWe could not support an application where the bins are kept on any pavement areas.; Douglas Borough Council supports the application.; the applicant the time needed to address our previous concerns over bin and cycle storage which has led to the Council’s support of the application.
Conditions requested: waste storage needs to be to the satisfaction of the local authority; bins not to be kept on pavement areas
Flat 4, Highgrove Mansions
Objectionwe are objecting to the development on road safety grounds; the Fire Service has already stated in a previous planning response that the large fire tender would not be mobilised
Conditions requested: Switzerland Road to be used for 'Residents Only' parking; re-consult all three Emergency Services on access
Apt 8 Highgrove
ObjectionHow will emergency services gain access to the top of Switzerland Rd during this period?; What happens if the cliff facing is disturbed and causes another rock fall.
Apt 8 Highgrove
ObjectionI strongly feel this is not being given due consideration and feel it is totally unfair to expect the residents of Highgrove to pay should a disaster happen.; I as a resident of Highgrove take no responsibility for that rock fall
