6 February 2024 · Acting Head of Development Management (Abigail Morgan); Decision Notice issued by Director of Planning and Building Control (J Chance)
Langdale House, Lower Dukes Road, Douglas, Isle Of Man, IM2 4bq
The proposal seeks approval for changes to a previously permitted garage scheme (PA 23/00429/B), adding ancillary accommodation above a three-car garage measuring 11.5m x 7.2m with a height of 6.4m, including a flat-roofed front extension, and expanding the driveway within the curtilage of Langdale House, a two-storey …
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The officer concluded that the proposal would have no significant adverse impacts upon private or public amenities, complying with General Policy 2 of the Isle of Man Strategic Plan.
General Policy 2
General Policy 2 sets general standards for acceptable development in residential areas. The officer assessed the proposal against it and found compliance due to no significant adverse impacts on private or public amenities, with screening by mature vegetation mitigating visual effects and protecting neighbour amenity.
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.
Ancillary use only
The garage hereby approved shall only be used in association with the main dwelling house "Langdale House" and for purposes incidental to the use of main dwelling house "Langdale House" as a single dwelling and only in accordance with the internal layout shown on plan 1643 - G2 received on the 15th November 2023. Reason: The application does not propose to create separate units of accommodation within the site and has not been considered as such; and avoiding any future fragmentation of the curtilage.
Tree and hedge retention
The existing trees and hedges shall be retained in accordance with the approved details. Any retained tree or hedge which within five years of the approved development being occupied or completed (whichever is the later) dies, are removed or become seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Planning Authority, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Planning Authority. Reason: To safeguard the appearance of the development and the surrounding area.
Tree protection fencing
No development may be commenced nor any equipment, machinery or materials be brought onto the site for the purposes of the development until fencing has been erected in the location shown on the approved site plan TP-171123 in accordance with the recommendations of Section 6.2.2 of British Standard 5837:2012. The fencing shall be maintained in position until the development is complete. Within the Construction Exclusion Zone implemented in accordance with this condition, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit, without prior written consent of the Department. The CEZ implemented in accordance with this condition shall be maintained in position until the development is complete. Reason: to ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period in the interests of amenity.
No Highways Interest. (24.11.23)
No Objections. (01.12.23)
No objections to the proposal as long as Drawing No. PP-171123 Rev A is conditioned, and a standard 5 year replacement planting condition is attached. (18.01.24)
Highway Services HDC has no interest in the application; Douglas Borough Council has no objections; DEFA Ecosystem Policy initially objected due to reduced tree planting but withdrew objection after updates; DOI Highways Drainage initially raised surface water concerns but later confirmed satisfaction.
Key concern: reduced tree replanting and past disregard of tree protection measures
Highway Services HDC
No CommentHighway Services HDC has no interest (NHI) in: 23/01331/B
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
DEFA Ecosystem Policy
Objectionwe object to the proposals as they currently stand, but wouldn’t if the tree planting proposals were updated
Conditions requested: tree planting proposals were updated to include a similar level of tree planting as was agreed for 23/00429/B; applicants are made to implement their previous tree protection measures; updated tree planting plans should be provided prior to determination
DEFA Ecosystem Policy
No Objectionwe remove our objection to this application
Conditions requested: tree planting to be undertaken as per drawing PP-171123 RevA; standard condition for the replacement of any trees which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased
DOI Highways Drainage
Objectioninsufficient data for levels
Conditions requested: The applicant should demonstrate compliance
DOI Highways Drainage
No Objectionyes I can now see the Acco Drain spread across the drive and this satisfies our requirements.
