13 May 2025 · Delegated - Principal Planner (Chris Balmer)
25, Falcon Cliff Court, Douglas, Isle Of Man, IM2 4ah
The site is the lower garden area of 25 Falcon Cliff Court, an end-of-terrace Victorian property, sloping down to Palace Road. The proposal involved excavating 3m into the slope to build a 13m wide x 7.1m deep x 5.15m high flat-roofed dwelling with white render, timber cladding, stone panels, and dark grey GRP roof, in…
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The officer found the proposal's uncompromisingly modern flat-roofed design, insertion into a steep slope, and destruction of 14m of grassy roadside bank and low stone wall for parking access would ca…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design/landscaping (b); not adversely affect townscape character (c); not harm resident amenity/locality character (g). Officer assessed proposal fails all three due to modern design/scale in Victorian streetscene and overbearing neighbour impact.
Environment Policy 42
Prohibits inappropriate backland development and removal of open/green spaces contributing to visual amenity/sense of place. Officer found excavation/parking removes grassy bank/stone wall key to streetscene character, plus reduces No.25 amenity space, making it unacceptable backland development.
Transport Policy 4
Requires highways to accommodate development traffic safely. Satisfied per Highways no-objection on visibility/turning/parking despite parked vehicle risks on one-way road.
Transport Policy 7
Requires parking per standards. Proposal meets minimum 2 spaces plus garage/bike storage.
No objection subject to access arrangements per drawing and S109(A) Highway Agreement
No objection but surface water runoff onto highway would contravene Section 58 Highway Act
No objection subject to suitable bin/recycling storage provision
Addresses neighbour concerns: professional engineering for subsidence/retaining wall; design like tall timber fence prevents overlooking; zoning supports residential; no amenity detriment as neighbour habitable rooms at first floor
Highways Development Control raised no objection subject to access arrangements matching the submitted drawing and a post-consent Section 109(A) Highway Agreement. Highways Drainage advised compliance with legal and guidance requirements to prevent surface water runoff onto the h…
Key concern: surface water runoff onto public highway contravening Highway Act 1986
Department of Infrastructure Highways Development Control
Conditional No ObjectionThe proposal raises no significant road safety or highway network efficiency issues.; Accordingly, Highway Services Development Control raises no objection to the proposal subject to access arrangements to accord to drawing No. 313/020.; The Applicant is advised that a S109(A) Highway Agreement is needed after the grant of planning consent.
Conditions requested: access arrangements to accord to drawing No. 313/020
Department of Infrastructure Highways Drainage
No CommentAllowing 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.; Recommendation: Applicant should be aware of and comply with the clauses above.
Resident at 23 Falcon Cliff Court
ObjectionI object to the proposal on the following grounds; The proposal would have an average effect on the appearance of Palace Road.; The proposal would have an adverse effect on the existing houses. 25-15 Falcon Bluff Court, particular obscuring visibility.; It would be an example for similar proposals in adjacent properties to the proposed.; It would have a cramping effect on the adjacent Scenic House, sometimes lit at night.
