11 July 2016 · Senior Planning Officer (Sarah Corlett)
Plot To Rear Of Greenmantle, Dreeym Beary, Douglas, Isle Of Man, IM2 5lq
The application sought approval in principle for a new dwelling on Plot 143, an undeveloped slightly sloping parcel of land behind the existing house Greenmantle in the Tromode Park Estate, Douglas.
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The officer assessed the principle of residential development on the site, noting it is within an area of 'Predominately Residential Use' under the Douglas Local Plan and aligns with Strategic Policy …
Strategic Policy 1
Requires development to optimise use of under-used land, ensure efficient site use, and utilise existing infrastructure. The officer found the undeveloped plot in a residential estate meets this by providing housing in Douglas, an existing settlement with services.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development primarily to existing towns and villages. The site in Tromode Park Estate, Douglas, complies as an infill location within an urban area, avoiding countryside development.
Spatial Policy 1
Designates Douglas as the main employment and services centre. The principle of a dwelling here supports this by contributing to housing supply in the key urban area.
General Policy 2
Permits development in line with area plans if it respects surroundings, amenities, highways, and services. At AIP stage, principle accepted; detailed tests deferred to reserved matters.
Housing Policy 4
Locates new housing in towns like Douglas. The site fits as urban infill, not requiring exceptional countryside justification.
Transport Policy 4
Requires highways to accommodate development safely. Highways consultee confirmed visibility splays sufficient, conditioned for demonstration.
Transport Policy 7
Requires parking per standards. Deferred to reserved matters, with highways noting need for demonstration.
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.
Time limit for reserved matters application
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 required
Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, 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.
Highway visibility splays
The application for the reserved matters must demonstrate that visibility splays of 2 x 25 metres can be achieved to the right and in excess of 36 metres to the left which is considered sufficient for this category of road. Reason: in the interests of highway safety.
no objection
do not object, note sufficient visibility splays achievable if access in middle of plot, require demonstration of parking and visibility at reserved matters
no objections
Douglas Borough Council, Manx Utilities, and DOI Highways Division all raised no objections to application 16/00620/A, with Highways requesting demonstration of parking arrangements and visibility splays.
Key concern: The drawings the applicant has provided do not illustrate the proposed access or visibility splays
Douglas Borough Council
No ObjectionDouglas Borough Council has no objection to the proposals.
Manx Utilities
No ObjectionFollowing our inspection of these sites I can confirm that Manx Utilities have no objection to the proposals.
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDNOC on 22.6.16; If the access was to be located in the middle of the plot, then visibility splays of 2 x 25 metres can be achieved to the right and in excess of 36 metres to the left. This is sufficient for this category of road.
Conditions requested: Applicant needs to demonstrate the parking arrangements and visibility if this application is approved
