15 July 2015 · Planning Committee
Land At Junction Of The Castleward Green And, Ballanard Road, Douglas, Isle Of Man, IM2 5ps
The proposal involves building two detached houses with garages on a 0.2 hectare grassed site sloping southwards, accessed from within the Castleward Green estate rather than Ballanard Road, with dwellings positioned 18m back from the highway and designed to match existing estate homes.
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The site is designated as Residential in the Douglas Local Plan, creating a presumption in favour of residential development, though it was historically set aside as open space in the Castleward Green…
General Policy 2
Requires development in zoned areas to respect site/surroundings in siting, layout, scale, design, landscaping; not adversely affect character, amenity, highways, wildlife, or adjacent land use. Officer assessed proposal complies as low-density houses match estate, access screens from road, no highway/amenity harm, trees protected. Balances site's residential zoning against open space history.
Strategic Policy 1
Requires optimising previously developed/under-used land and efficient site use. Officer noted site as under-used private grassed land, compatible with residential development.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development in existing towns/villages or sustainable extensions, countryside only exceptionally. Site within Douglas residential area, not countryside.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Landscaping implementation
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. REASON: the landscaping of the site is an integral part of the scheme and must be implemented as approved.
Fencing/walling restrictions
Notwithstanding the provisions of the Permitted Development Order, no fencing or walling may be erected on the site between the rear of either property and Ballanard Road, between the side of the property on plot 1 and The Castleward Green and between the front of either property and The Castleward Green unless approved in writing by the Department. Reason: to preserve the rural and open character of the site and the Castleward Green estate.
Tree protection scheme
Prior to the commencement of any work on site including site clearance, the applicant must have approved by the Department a scheme for the protection of the trees on site other than those which are shown for removal on plan reference 11. This plan must plot accurately the position and canopy spread of all trees on site and show the position of protective fencing underneath the canopy spread of each tree and within which no material may be stored, vehicles parked nor excavation or building undertaken. Such fencing must be retained unmoved throughout the building works hereby approved. Reason: to protect the existing trees on site which contribute to public amenity.
Visibility splays
Nothing may be planted or erected within either plot such that visibility splays are interrupted. Prior to the commencement of works, a plan showing the visibility splays must be approved by the Department and the works undertaken in accordance with that plan. Reason: in the interests of highway safety.
No objection subject to nothing being planted or erected within visibility splays which may grow beyond 1.05 metres in height
No objection if only small self-seeded trees removed and larger trees fenced off during works
DEFA Arboricultural Officer has no objection to the erection of two dwellings provided larger trees are fenced off during works.
Key concern: no tree survey as such
DEFA
Conditional No ObjectionI've looked at the plans for this one. There is no tree survey as such and no photographs of existing trees/shrubs on the site.; It appears, though, that the applicant only intends to remove some small self-seeded trees in two locations (as per Drawing no. 11).; I would say that if this is the case DEFA would have no objection to the development so long as any larger trees are fenced off in line with the canopy spread during the course of engineering works.
Conditions requested: any larger trees are fenced off in line with the canopy spread during the course of engineering works
