4 July 2025
Leyton, Victoria Road, Douglas, Isle Of Man, IM2 6aq
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Multiple consultees object to application 23/01066/B for construction of two new houses replacing existing single house at Leyton, Victoria Road, Douglas, primarily due to tree removal, biodiversity loss, heritage impacts, and drainage requirements.
Key concern: Removal of 5 protected category B lime trees and loss of 50% canopy cover
DEFA Forestry, Amenity and Lands Directorate (Arboricultural Officer)
ObjectionThe proposal involves the removal of 5 registered trees, all of which are a category B.; The proposal will result in a considerable loss of the current canopy cover at the site, approximately 50%.
Conditions requested: Detailed tree protection plan for registered monkey puzzle and oak trees; Arboricultural methods statement for driveway resurfacing; Ensure proposed planting implemented with replacement of failures
DEFA Ecosystem Policy Team
ObjectionThe Ecosystem Policy Team currently object to this application because of the loss of significant amounts of vegetation on site with no ecological mitigation.; UK Bat Conservation Trust recommend that bat surveys should be undertaken prior to the demolition of pre-1914 buildings within 400m of woodlands.
Conditions requested: Vegetation removal/tree surveys if needed; Soft landscaping plans with proportionate replanting; Bat/nesting bird surveys by qualified ecologist before demolition; Report findings to Planning/Ecosystem Policy Team; statutory advice if bats found
Manx Utilities Drainage
Conditional No ObjectionWe will not allow any SW into the combined or foul system... will require attenuation or soakaways on any new developments.
Conditions requested: Separate flows and attenuation of surface water required (soakaways after percolation tests); No SW into combined/foul system
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
The original application 23/01066/B sought construction of two new houses to replace an existing single house at Leyton, Victoria Road, Douglas IM2 6AQ, and was subject to non-determination, prompting an appeal lodged on 08 Jan 2024 by JM Project Management Ltd. A related prior application 21/01504/B for erection of a dwelling with associated parking was refused for multiple reasons including design, character, amenity, biodiversity, flood risk, access, and tree removal, and its appeal was dismissed on 14 June 2023 by Dr Michelle Haywood, MHK. The appeal documents for 23/01066/B confirm validation, notification to parties, and referral to CABO for a planning inspector, with a request for written representations or inquiry. No inspector's report or final decision on this appeal is provided. The process indicates the appeal is pending consideration.
Precedent Value
This ongoing appeal against non-determination highlights that applicants can appeal under Article 10(1)(b) for failure to decide, but success depends on addressing site-specific issues like density, amenity impacts, and policy compliance as seen in the dismissed prior appeal on the same site. Future applicants should ensure comprehensive supporting information on flood risk, biodiversity, and highway safety before submission to avoid refusals or non-determination.
