30 December 2024 · Acting Head of Development Management (Abigail Morgan), delegated powers
Plot West Of 4, Tennis Road, Douglas, Isle Of Man, IM2 3ln
The proposal involves building two 2.5-storey detached dwellings, each with an integral garage, two additional parking spaces, and modest rear gardens on a grassed site bounded by mature hedging.
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The officer assessed the principle of development as acceptable under Spatial Policy 1 and Housing Policies 1-4 as the site is in Douglas urban area zoned predominantly residential, supporting efficie…
Strategic Policy 1
Requires development focused in Douglas as main employment/services centre. Officer found principle acceptable as site is in Douglas urban area zoned predominantly residential.
General Policy 2
Requires no detriment to amenity, character, highways. Satisfied via no overlooking, positive Conservation Area impact, and acceptable highways.
Environment Policy 35
Requires developments to preserve/enhance Conservation Area character. High-quality design with dwarf wall, railings, planting deemed to provide positive impact.
Environment Policy 42 - character and need to adhere to local distinctiveness
Requires respect for local character. Traditional 2.5-storey design with gables, bays mirrors early 20th century vernacular of surroundings.
Housing Policy 1
Supports housing delivery. Contributes to East area target of 2,440 homes 2011-2026.
Housing Policy 2: Adequate supply of housing through Area Plans
Requires housing via Area Plans. Site in residential zone per Area Plan for the East.
Housing Policy 3: Provision of 2,440 homes in East area during 2011-2026 plan period
Sets housing targets. Two dwellings support targets.
Housing Policy 4
Permits new housing in towns like Douglas.
Transport Policy 4
Requires safe access/visibility. Compliant splays, parking per Highway Services.
Transport Policy 7
Requires adequate parking. Two spaces per dwelling plus garage.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Highway access and parking details
Prior to the development, hereby permitted, first being brought into operation: - vehicle visibility splays either side of the approved site accesses and driveways shall be implemented in accordance with approved drwg. no. 10-02 RevD; - the access and turning areas shall be implemented in accordance with approved drwg. no. 10-02 RevD; - the approved driveways and parking areas shall be surfaced using a consolidated, bound material with no loose gravel. Thereafter, these elements shall be permanently retained and maintained for the lifetime of the development. Reason: To provide a safe, useable access that would not result in the deposition of any loose material on the public highway. These elements of the development are required in the interests of highway safety.
Landscaping scheme
Notwithstanding the information submitted as part of the application, full details of all hard and soft landscaping shall be submitted to the Department for approval in writing prior to the commencement of development. The landscaping works shall be carried out prior to the occupation of any part of the development in full accordance with the approved details. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. Thereafter, all soft landscape works shall be permanently retained in accordance with the approved details. Reason: To ensure the provision of an appropriate landscape setting to the development and to assist the creation and management of biodiversity.
Drainage details
The drainage details shown on drwg. no 10-01 RevG for each dwelling shall be designed and installed prior to the occupation of the development and limited to a combined discharge rate of 7 l/s/ha for both units. Reason: An exception for surface water discharge into the combined sewer has been permitted on the basis of attenuation to regulate flow into that system.
No objections.
The proposal is acceptable in highway terms subject to conditions for access, visibility splays, bound materials, and drainage. No significant negative impact upon highway safety, network functionality and/or parking.
Accept installation of attenuation tank restricting discharge to 7 l/s/ha for the entire site.
Manx Utilities requires further details on attenuation tank before technical review; Highways Services does not oppose subject to conditions on accesses, visibility, and drainage; DEFA Forestry has no objection but notes concerns over long-term canopy cover; DOI Drainage highlights lack of entrance details.
Key concern: insufficient details on attenuation tank preventing technical review by Manx Utilities
Manx Utilities
No CommentManx Utilities will not be able to technically review the planning application until further information is received for the attenuation tank.; We would accept for you to install some type of attenuation tank and restrict the discharge to 7 l/s/ha for the entire site (including future development); The attenuation system will remain private at all times and must be designed and indicated in the planning drawings. We will not accept this information post planning.
Conditions requested: attenuation tank restricting discharge to 7 l/s/ha for entire site including future development; attenuation system private at all times and designed and indicated in planning drawings; no acceptance of this information post planning
Highway Services HDC
Conditional No ObjectionThe proposal is acceptable in highway terms; Accordingly, Highways Development Control raises no opposition subject to conditions; Recommendation: DNOC
Conditions requested: Access and layout to accord with Drawing No: 10-01 rev B; Visibility splays to accord with Drawing No: 10-02 rev B; Driveways from Tennis Road to be formed in a consolidated and bound material with details to be submitted and approved; Surface water drainage with details to be submitted and approved; initial driveway space must be formed from a consolidated and bound surface; cycle parking shed provided from outset able to accommodate one space per bedroom
Highway Services HDC
Conditional No ObjectionHighway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the revised layout plan is acceptable for the proposals, subject to the conditions proposed by HDC on the 28 Oct 2022 dated response
Conditions requested: conditions proposed by HDC on the 28 Oct 2022 dated response; S109 highway agreement required for the dropped kerb footway vehicular accesses
DEFA Agriculture & Lands Directorate
No ObjectionNo trees will be impacted through this proposal and thus there is no basis for the Agriculture & Lands Directorate to object.; I believe it is important for the planning officer to take note of the complete loss of canopy cover at this site
DOI 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: there is no information of the detail of the entrance and interaction with the public highway?
