5 February 2010 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Garages Nos 1-11, Palatine Road, Douglas, Isle Of Man, IM2 3bq
The proposal involved demolishing existing garages at a backland site behind properties on Woodbourne Road, York Road, Palatine Road and Withington Road in an established residential area of Douglas, and replacing them with six three-storey dwellings accessed via narrow existing lanes off Withington Road and York Road.…
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The officer assessed that the proposal failed General Policy 2 as it did not respect the site and surroundings in terms of siting, layout, scale and amenity, adversely affecting neighbouring residents…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/amenity, not adversely affect neighbours/character, provide safe access/amenity standards. Officer found failure due to overbearing impact (9.2m height 6m from boundaries), substandard occupier amenity (poor light/outlook), unsafe pedestrian access (no footpaths).
Environment Policy 42
Prohibits inappropriate backland development removing open spaces contributing to visual amenity/sense of place. Site assessed as inappropriate backland despite residential zoning, due to narrow lane access and intensive use unlike low-activity garages.
Housing Policy 6
Requires residential development per area plan brief or GP2 criteria. No Douglas Local Plan brief existed; failed GP2 tests on amenity/design/scale made it non-compliant.
Transport Policy 4
Highways must accommodate development traffic/pedestrians safely. Lanes substandard (narrow, no footpaths) despite DOT traffic view; unsafe for regular residential use/pedestrians.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Parking to meet standards. DOT confirmed met, but access/pedestrian safety issues overrode.
Community Policy 7
Design to prevent crime/anti-social behaviour. Noted but not key failure point.
Transport Policy 1
Locate near public transport. Noted as relevant but not assessed in detail.
Transport Policy 7
Parking per standards. DOT confirmed compliance.
No unacceptable risk to highway safety; similar traffic movements to existing garages; suitable visibility and parking; refuse/fire access feasible.
No objection in principle subject to drainage conditions.
Neutral stance.
