25 February 2019 · Planning Committee
Annacur House, Annacur Lane, Douglas, Isle Of Man, IM2 2ea
The proposal involves demolishing the existing house and farm outbuilding at Annacur House, a 0.6ha site mostly open field enclosed by mature trees/hedgerows, to build 16 new homes (14 four-bedroom and 2 two-bedroom) of four house types with variations in brick/render finishes, plus roads, parking, footpaths and landsc…
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The principle of residential development was accepted as the site is zoned 'Predominantly Residential' under Douglas Local Plan and Draft Area Plan East (DH016), optimises previously developed land in…
Strategic Policy 1
Requires optimising previously developed land, efficient site use (access/landscaping/open space/amenity), utilising infrastructure/services. Site partially brownfield, near bus/shops/parks in Douglas employment centre, density 26.6dph efficient.
Strategic Policy 1
Douglas remains main employment/services centre. Site fits sustainable objectives.
Environment Policy 42
New development in settlements to respect local character/identity, no inappropriate backland or loss of visual amenity green spaces. Proposal continues residential character, retains roadside trees/banks screening development.
General Policy 2
Development in zoning acceptable if respects site/surroundings (siting/layout/scale/design/landscaping GP2(b)), no adverse character GP2(c), amenity GP2(g), highways/parking GP2(h)(i), trees/wildlife GP2(d)(f), services GP2(j). Assessed compliant on design, amenity distances/conditions, highways DNOC, tree protection.
Housing Policy 4
New housing primarily in towns/villages or sustainable extensions in Area Plans. Site zoned residential.
Housing Policy 5
25% affordable housing for 8+ dwellings in residential zones. 4 units (Plots 3-6) via S13 agreement.
Transport Policy 1
Locate near public transport. Site near bus route/shops.
Transport Policy 4
Highways accommodate development safely. Visibility/footpaths/parking provided.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Pedestrian needs equal weight. Footpaths linking to network.
Transport Policy 7
Parking per standards (Appendix 7). 2 spaces/dwelling + visitor.
Recreation Policy 3
Landscaped amenity areas; 10+ dwellings per Appendix 6. 1028sqm POS + £17,952 commuted sum, near existing parks.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Visibility splays
Prior to occupation of the development, visibility splays of 2.4m x 25m in both directions must be provided at the site access junction as shown on drawing no. ITB13547-GA-002 revision D and the splays must be permanently maintained as such unobstructed thereafter with nothing above 1m in height within the visibility splay areas.
Car parking
Prior to the occupation of any dwelling 2 car parking spaces associated with that dwelling as shown on approved drawing 003 REV F shall be provided and retained free from obstruction thereafter.
Road construction
Prior to the occupation of each dwelling the road between Farmhill Lane and the dwelling shall be constructed to at least base course level.
Landscaping
All planting as shown on drawing 003 REV F (with the exception of the northwest boundary with Farm Hill Cottage) shall be carried out in accordance the approved details in the first planting and seeding seasons following the first occupation of each dwelling permitted or must be carried out in the first planting and seeding seasons following the completion of the development, 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.
Retained trees protection
No retained tree shall be cut down, uprooted, destroyed, pruned, cut or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation of the building for its permitted use, other than in accordance with the approved plans and particulars. In the event that retained trees become damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented.
Tree protective measures
Prior to the commencement of the development hereby approved, the protective measures detailed in the Tree Protection Plan (drawing TR-19918) and Arboricultural Method Statement, prepared by Manx Roots and submitted in support of the application, shall be fully installed and implemented and retained for the duration of the construction process.
Tree monitoring
Prior to the commencement of the development hereby approved, details of all tree protection monitoring and site supervision by a suitably qualified tree specialist (where arboricultural expertise is required) shall be submitted to and approved in writing by the Department. The development thereafter shall be carried out in strict accordance with the approved details.
Replacement tree planting
The replacement tree planting shall be carried out in accordance with the BS8545:2014 Planting Proposal, submitted in support of the application by Manx Roots Tree Management Ltd. The planting shall be carried out in the first planting season following the completion of the development. Any trees which, within a period of 5 years from their planting, die, are removed, or, in the opinion of the Department, become seriously damaged or diseased, shall be replaced as is reasonably practicable or in the next planting season with others of similar size, species and number as originally approved, unless the Department gives written consent to any variation.
Forward enclosures
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 fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of any dwelling house forward of any wall of that dwelling house which fronts onto a highway, without the prior written approval of the Department.
Obscure glazing
The proposed first floor bathrooms windows for Plots 9, 10, 11, 12, 13, 14, 15 & 16 shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such.
Ecological mitigations
All recommendations listed within Section 4.0 of the approved "Preliminary Ecological Appraisal Report" prepared by Manx Wildlife Trust are to be full adhered to.
Footway to Annacur Lane
Prior to the commencement of the development, full construction details of the proposed footway between the site and the existing highway bend of Annacur Lane shall be submitted to and agreed in writing by the Department. The footway shall be constructed in accordance with the approved details prior to first occupation of the development.
Internal footway
The footway between Plots 6 & 7 shall be constructed in accordance with the approved details prior to occupation of Plots 4, 5, 6 & 7.
NW boundary treatment
The north western boundary treatment (boundary with Farm Hill Cottage) shown on drawing 015 shall be constructed in accordance with the approved details prior to the commencement of Plots 12, 13, 14, 15 and 16 and retained thereafter.
do not object
does not oppose subject to conditions on visibility, parking, footways
raise no objection
objection withdrawn following agreement on boundary treatment (drawing 015)
Highway Services objected to the application due to multiple access, visibility, parking, and footway issues; DEFA Forestry raised initial tree protection concerns but later confirmed most addressed with conditions; DEFA Biodiversity requested ecological surveys and mitigations; other consultees had no objection or requested deferral.
Key concern: inadequate access and visibility impacting highway safety
Highway Services Division
ObjectionHighway Services are unable to support the application due to the following outstanding highway issues; Highway Services oppose the application on highway safety grounds due to inadequate access and visibility; Recommendation: O
Conditions requested: planning condition required for footway to be constructed prior to first occupation with detailed construction details agreed in writing; planning condition needed for construction details of new 3m wide shared pedestrian/cycleway to be agreed prior to works and completed prior to occupation; Section 4 Highway Agreement required for adoption and improvements; Section 109 Highway Agreement needed for Farmhill Lane improvements; maximum 1:12 gradient for carriageways, footpaths, parking; highway materials subject to approval via Section 4 agreement
Highway Services Division
Conditional No ObjectionHighway Services request that the application is deferred; Recommendation: DEFER
Conditions requested: Section 4 highway agreement for materials and drainage
DEFA Forestry
Conditional No Objectionmost of the concerns raised have been addressed; recommend that you consider applying the following conditions
Conditions requested: No retained tree shall be cut down, uprooted, destroyed, pruned, cut or damaged during development phase and 5 years after occupation; Protective measures in Tree Protection Plan (TR-19918) and Arboricultural Method Statement to be installed prior to commencement and retained; Details of tree protection monitoring and site supervision by qualified tree specialist prior to commencement; Schedule of site supervision and monitoring to be submitted within 28 days of completion; Replacement tree planting per BS8545:2014 in first planting season, 5 year replacement
DEFA Forestry
ObjectionI do not object to the removal of trees 8, 9, 15 or 23; however, a detailed tree planting plan is required
DEFA Biodiversity
Conditional No ObjectionI agree with and endorse the recommendations and mitigations as stated within the Preliminary Ecological Appraisal dated 29/10/18
Conditions requested: all trees marked for removal must be checked for potential roost features and if suitable checked for bat roosts prior to removal; if bats found work must stop and licensed bat worker contacted
DEFA Biodiversity
No Commentrequest that a preliminary ecological survey is undertaken on the site
Douglas Borough Council
No ObjectionDouglas Borough Council has no objection to the proposals
Public Estates and Housing Division
Conditional No Objectionrequest that consideration be given... to include a requirement... for the applicant to enter into a Section 13 Agreement
Conditions requested: Section 13 Agreement for 25% affordable housing (plots 3 to 6 suitable)
MUA Drainage
No Commentrequest a deferral on any decision... whilst we review the application
