25 September 2017 · Delegated - Head of Development Management (Stephen Butler)
Dun Aisling, Mount Rule, Douglas, Isle Of Man, IM4 4hp
The proposal involves alterations to an existing detached triple garage (with utility room) by raising its roof by 1.4m to form a first-floor games room, accessed internally, with four half-dormer windows on the north elevation, four rooflights on the south roof plane, new gable fenestration including double doors with…
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The officer assessed the proposal against General Policy 2 and Planning Circular 8/89, which require substantial high-quality dwellings in heavily treed settings in LDHP areas with at least 0.4 hectar…
General Policy 2
General Policy 2 of the Strategic Plan carries most material weight for extensions in land zoned Existing Low Density Housing in Parkland (LDHP). The officer assessed the roof raise for appropriateness, finding additional height acceptable with tree retention minimising visual impact and no highway-facing windows ensuring ancillary appearance. Housing Policy 15 provided guidance but less weight as land is zoned for current residential use.
Low Density Housing in Parkland
Applies to LDHP areas requiring substantial dwellings of high quality with existing trees retained and at least 0.4ha land per property. The proposal was tested for environmental quality and streetscene impact; additional mass was mitigated by trees and design, with one poor tree loss not harmful overall. Ancillary condition prevented new dwelling reducing land below threshold.
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.
Tree protection measures
The protection measures and construction methods detailed in the Tree Survey and Report submitted with the application (date-stamped as having been received 11th August 2017) shall be adhered to in full. No tree shown as being retained on Drawing 6 (date-stamped as having been received 11th August 2017) shall be cut down, uprooted or wilfully destroyed during the development phase and thereafter within 5 years from the completion date, except as may be permitted by prior approval in writing from the Department. Reason: In the interest of protecting the well-treed setting for the dwelling, given the land's zoning.
Ancillary use only
The games room hereby approved shall only be used as ancillary to the dwelling known as Dun Aisling, as identified on Drawings 4 and 6 (date-stamped as having been received 11th August 2017), and shall at no point be occupied independently from that dwelling. Reason: To avoid undesirable fracture of the residential curtilage in this area of Low Density Housing in Parkland.
no perceived increase in traffic generation arising from the proposal, and therefore offered no objection
no objection to the application
Braddan Parish Commissioners and DOI Highways Division both raised no objections to application 17/00860/B for alterations to an existing garage to form a games room.
Braddan Parish Commissioners
No ObjectionIt was unanimously resolved that the Commissioners had no objections to any of the following Planning Applications:; PA17/00860/B - Mr S Dowling - Alterations to existing garage to form games room - Dun Aisling, Mount Rule, Braddan, IM4 4HP
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; There is no perceived increase in traffic or parking demand therefore considered acceptable from a highways aspect.; DNO on 14.09.2017
