27 November 2009 · Senior Planning Officer (delegated authority under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
3, Ballanard Woods, Ballanard Road, Douglas, Isle Of Man, IM2 5pq
The application sought approval for amendments to planning permission 08/02161/B for a dwelling with garaging, ancillary accommodation, and landscaping on Plot 3 in the Ballanard Woods residential estate off Ballanard Road, Douglas.
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The officer considered the amendments relatively minor in design terms (eaves increases, elevation revisions, window removals) but unacceptable due to the 6m northeast repositioning towards the easter…
Housing Policy 6
Requires residential development in zoned land to follow area plan briefs or criteria in para 6.2, encouraging good/innovative design. Mentioned as strategically material but not directly tested in assessment.
General Policy 2
Requires development respecting site/surroundings in siting/layout/scale/design/landscaping (b), not adversely affecting landscape/townscape character (c), incorporating topography/trees (f), and not harming local residents' amenity/locality character (g). Failed due to poor eastern siting (2.5m to boundary), bank excavation visibility, garage prominence from road, reduced occupier privacy/amenity, and locality overbearing impact.
Environment Policy 7
Prohibits harm to watercourses without mitigation; requires risk assessment, pollution measures, phased works, 8m buffer. Satisfied with DAFF method statement addressing concrete/sediments/toxics/washings/contingency near adjacent watercourse.
Low Density Housing in Parkland, Planning Circular 8/89, Paragraph 4
Requires substantial high-quality buildings on ≥1 acre (0.4ha), sited to sit comfortably/naturally in landscaped setting acknowledging contours/trees. Failed as repositioned dwelling sat uneasily with limited surrounds, ignored contours via eastern bank excavation, visible from road/thoroughfare.
Do not oppose has no traffic management, parking or road safety implications
No objection
Satisfied that the proposed works should have a minimal impact on the watercourse provided that good working practice is observed, and therefore DAFF would have no objections to the development. Recommended a basic method statement.
