18 October 2016 · Planning Committee
2 Colden Lane, Albany Road, Douglas, Isle Of Man, IM2 3nt
The proposal involves building a contemporary two-storey house with five bedrooms, kitchen/dining, lounge, study and other rooms on a sloping, tree-screened plot set back behind existing properties on Albany Road in Douglas.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The principle of residential development was accepted as the site is zoned Predominantly Residential Use and Douglas is the Island's main employment centre requiring new housing per Spatial Policy 1, …
Strategic Policy 1
Requires Douglas urban area to remain main employment/services centre. Officer assessed site location in Douglas as supporting new housing in sustainable urban area.
Strategic Policy 1
Requires optimising use of under-used land, efficient site use with access/landscaping/amenity, and utilising infrastructure. Officer found proposal optimises unused site in sustainable location with adequate parking/amenity.
Strategic Policy ST2
New development primarily in existing towns/villages. Officer noted Douglas as appropriate urban location for housing.
Environment Policy 35
Permits development in Conservation Areas only if preserving/enhancing character and protecting special features. Officer concluded proposal preserves character despite tree loss, as site not prominent and area characterised by varied dwellings.
Environment Policy 42
New development to reflect local character, no inappropriate backland or removal of green spaces contributing to visual amenity. Officer accepted loss of green space as site not identified in Area Plan as important, not prominent in streetscene.
General Policy 2
Permits development in accordance with zoning if respecting site/surroundings in scale/design/amenity/highway safety etc. Officer tested against all criteria (siting, scale, amenities, highways, landscaping) and found compliant.
Housing Policy 4
New housing primarily in towns/villages. Officer noted site's urban location aligns with policy directing housing to sustainable settlements.
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 extensions or 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 areas
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 east and south elevations of the first floor bathroom/en-suite windows and shall be maintained as such thereafter. Reason: To preserve the amenities of the occupants of the adjacent dwellings.
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.
Bat survey
Prior to the commencement of any work on site or the removal of any vegetation associated with this approval, a survey must be undertaken in respect of two trees 152 and 153 which are hollowed, which suggests potential for bats, to determine whether the site is used by roosting bats. If this is the case then a report detailing appropriate protection or mitigation measures must be approved by the Department and the development undertaken in accordance with these details. Reason: To accord with the provisions of the Wildlife Act 1990.
no objection
do not object, visibility of 2 x 23 metres required from new drive, nothing exceeding 1.05m in splays
Tree report notes trees 152, 153, 166 & 170 hollowed suggesting potential for bats, recommend bat survey and mitigation if evidence found
Douglas Borough Council Building Control has no objection. DEFA Biodiversity recommends a bat roost survey due to potential roosting trees. DOI Highways Division does not oppose subject to visibility splay conditions.
Key concern: tree features with potential for roosting bats, eg. hollowed trees 152, 153, 166 and 170
Douglas Borough Council
No ObjectionDouglas Borough Council has no objection to the proposals.
DEFA Biodiversity
Conditional No ObjectionThe tree survey notes tree features with potential for roosting bats, eg. hollowed trees 152, 153, 166 and 170. I therefore recommend a bat roost survey and if there were signs of a bat roost, then protection or mitigation would be appropriate.
Conditions requested: bat roost survey; if there were signs of a bat roost, then protection or mitigation would be appropriate
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDo not oppose with condition/comment; Applicant is to provide visibility splays of 2 x 23 metres. Nothing must be planted or erected within the visibility splays which may exceed 1.05 metres in height.
Conditions requested: Applicant is to provide visibility splays of 2 x 23 metres.; Nothing must be planted or erected within the visibility splays which may exceed 1.05 metres in height.
