13 April 2017 · Delegated - Senior Planning Officer Chris Balmer
Myveen, Hillberry Green, Douglas, Isle Of Man, IM2 6de
The site is an existing two-storey house with garage annex in a low-density housing in parkland area at the southern end of Hillberry Green, characterised by large houses in mature landscaped grounds.
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The officer assessed whether the extensions would adversely affect the appearance and character of the property and its standing as a low density dwelling in parkland, and whether any such impact had …
General Policy 2
Requires development to respect the site and surroundings in terms of siting, layout, scale, form, design, landscaping and space around buildings, and not adversely affect the character of the surrounding landscape or townscape. The officer assessed the extensions as consistent in design, massing and finish, complementing the existing house with minimal plot expansion, retaining character in the parkland setting.
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 report compliance and replacement planting
The recommendations contained with the Tree Report dated 15th March, 2017 prepared by Manx Roots must be adhered to in full and the replacement planting shown in the report introduced in the first planting season following the completion of the approved works. Reason: to ensure that the proposed works have no adverse impact on the character and appearance of the area which is heavily influenced by the existing woodland.
Replacement planting maintenance
Any trees or plants which are part of the proposed replanting shown in the approved information, 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. REASON: the landscaping of the site is an integral part of the scheme and must be implemented as approved.
no objection
no objection
happy with the proposed report and that the tree to be removed is acceptable
Arboricultural Officer raised concerns about tree proximity and recommended detailed tree surveys and protection measures per BS5837:2012; Douglas Borough Council had no objection; DOI Highways Division confirmed no highways interest.
Key concern: proximity of trees to proposed footprint requiring detailed surveys and protection measures
DEFA Arboricultural Officer (Andrew Igoea)
Conditional No ObjectionThe attached aerial photograph from 2015 shows the proximity of the existing tree canopy to this property. This is quite different to 'indicative line of tree canopy' shown on the site plan; Given the proximity of trees to the proposed footprint I recommend that the following information is requested
Conditions requested: A plan showing position of every tree (or group of trees) on site or adjacent land that could influence or be affected by development, indicating trees to be removed; Schedule listing information specified in paragraph 4.4.2 of BS5837:2012 and schedule of proposed pruning, felling or other tree work; Details of proposed alterations to ground levels or excavations affecting root protection area per paragraph 4.6 of BS5837:2012; All appropriate tree protection measures before and during development per paragraphs 5.5 and 6.2 of BS5837:2012
Douglas Borough Council
No ObjectionDouglas Borough Council has no objection to the proposals
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 01/11/16
