19 February 2025 · Head of Development Management (Stephen Butler)
Calvary House, Strathallan Road, Douglas, Isle Of Man, IM2 4pn
The proposal involves building a new 'L'-shaped detached dwelling with a mix of single and two-storey elements, flat and pitched roofs, and an attached garage on the existing paved driveway area of Strathallan House, a split-level two-storey property on a steep slope overlooking Douglas Bay.
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The officer concluded the proposal makes best use of previously developed land within an existing town centre, sited within the established residential curtilage and paved hardstanding without encroac…
Strategic Policy 1
Requires making best use of existing sites in settlements. Officer assessed the proposal as replacing garage on residential-zoned paved hardstanding, not encroaching on open space, aligning with presumption for residential development.
Spatial Policy 5
New development should positively contribute to environment via design. Mediocre design noted but acceptable as it influences from adjacent properties' flat roofs/shallow pitches, absorbing into urban context without substantial harm.
General Policy 2
Sets general standards for visual/amenity impacts and highway safety. Proposal compliant as no significant visual harm, amenity unaffected due to topography/distances, highway safe with conditions.
Environment Policy 36
Protects views into/out of conservation areas. Open space below safeguards separation from Douglas Promenade CA; dwelling sited above, not visible in public views to justify policy relaxation.
Environment Policy 42
New development in settlements to respect character; no inappropriate backland or open space loss. Siting within residential curtilage preserves open space amenity/character.
Recreation Policy 2
No loss of open space unless alternatives or community gain. No encroachment on designated open space below, retaining visual break.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Access, parking and turning
The development hereby approved shall not be occupied or operated until the access, parking and turning areas have been provided in full 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.
Visibility splays
The 43m visibility splays identified on drawing number 3A shall be constructed in full accordance with the details approved and kept permanently clear of any obstruction exceeding 1050mm in height above adjoining carriageway level.
Revocation of permitted development
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 development shall be undertaken in accordance with the following parts of Schedule 1 of that Order: Class 14 - Extension of dwellinghouse; Class 17 - Private garages and car ports.
No change of use of open space
No approval is granted to any change of use of the land designated as Open Space on the Area Plan for the East 2020, also shown indicated hatched green on drawing number 20.
no objections
do not oppose subject to conditions on access, visibility splays, parking and manoeuvring
Do Not Oppose
Highway Services, Flood Risk Management, Highway Drainage, and Douglas City Council raised no objections to the application with advisory comments on access, culverted watercourse, and drainage compliance; private residents at 6 and 7 Strathallan Park submitted strong objections …
Key concern: culverted watercourse under the proposed site
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the proposed vehicular access and site layout is still acceptable for the development, subject to access, visibility splays, parking and vehicle manoeuvring areas conditioned on permission and retained thereafter.
Conditions requested: access, visibility splays, parking and vehicle manoeuvring areas conditioned on permission and retained thereafter; A S109 highway agreement will be required for the vehicular access connection onto the adopted highway
Flood Risk Management
No ObjectionFRM would like to point out that there appears to be a culverted watercourse under the proposed site and this should be investigated thoroughly before building commences; DNO
Highway Drainage
No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.; Applicant should be aware of and demonstrate compliance with the clause above.
Douglas City Council
No ObjectionDouglas City Council has no objections.
