18 October 2016 · Planning Committee
1 Colden Lane, Albany Road, Douglas, Isle Of Man, IM2 3nt
The proposal involves building a new detached house with six bedrooms, an integral garage, front porch, rear sunroom, and associated gardens and driveway on a flat, undeveloped site set back behind existing properties on Albany Road in Douglas.
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The principle of residential development was accepted as the site is zoned predominantly residential and located in Douglas, the Island's main employment and services centre, aligning with Spatial Pol…
Strategic Policy 1
Requires Douglas urban area to remain the main employment and services centre. Officer assessed the site as appropriately located within Douglas to support this.
Strategic Policy 1
Requires optimising use of under-used land, efficient site use, and location utilising infrastructure. Officer found the proposal complies by developing unused backland in sustainable Douglas.
Strategic Policy ST2
Locates new development primarily in existing towns/villages. Officer noted Douglas as sustainable urban location for housing.
Environment Policy 35
Permits development in Conservation Areas only if preserving/enhancing character. Officer concluded proposal preserves area despite tree loss, fitting varied styles and backland position.
Environment Policy 42
Prohibits inappropriate backland development or removal of green spaces contributing to amenity. Officer determined site not designated green space, loss not harmful to street scene.
General Policy 2
Permits zoned development respecting site/surroundings in siting, scale, design, amenities, highways, etc. Officer assessed compliance across visual, amenity, and highway impacts.
Housing Policy 4
Locates new housing in towns/villages. Officer confirmed site's urban location acceptable, supporting housing supply.
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.
No future alterations
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 extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
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.
Obscure glazing
Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the north-eastern elevation of the ground floor garage window and shall be maintained as such thereafter. Reason: To preserve the amenities of the occupants of the adjacent dwelling.
Landscaping scheme
No development shall take place until full details of soft landscaping and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new tree planting showing, type, size and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, 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. Details of the hard landscaping works include footpaths and hard surfacing materials and any fencing/walls. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted. Reason: To ensure the provision of an appropriate landscape setting to the development.
no objection
do not object, subject to visibility splays of 2 x 23 metres with nothing exceeding 1.05m in height
Douglas Borough Council has no objection to the proposal. DEFA Biodiversity recommends a bat survey due to hollowed trees. DOI Highways Division does not oppose subject to visibility splay conditions.
Key concern: hollowed trees with potential for roosting bats
Douglas Borough Council
No ObjectionDouglas Borough Council has no objection to the proposals.
DEFA Biodiversity
Conditional No ObjectionThe tree survey notes hollowed trees, in particular trees 152, 153, 165 and 166. I therefore recommend a survey for signs of use by roosting bats. If a bat roost were found then protection or mitigation would be relevant.
Conditions requested: survey for signs of use by roosting bats; protection or mitigation if a bat roost were found
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 7.3.16
Conditions requested: Applicant needs to provide visibility of 2 x 23 metres from proposed new drive. Nothing must be planted or erected within the splays which may exceed 1.05 metres in height.
