3 March 2021 · Delegated - Head of Development Management (Stephen Butler)
Nauvoo, Vicarage Road, Douglas, Isle Of Man, IM2 2qf
The proposal involved siting a new single-storey, two-bedroom bungalow with a 160 sqm footprint on a 0.04 hectare portion of the 0.163 hectare garden of the existing single-storey bungalow Heather View, after demolishing its northeast extensions and conservatory.
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The officer found the principle of residential development acceptable in the predominantly residential designation under the Area Plan for the East and Strategic Policies 1 and 2, but concluded the pr…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale, not harm landscape/townscape character, provide satisfactory amenities including access/parking, and not adversely affect neighbour amenity or road safety. Officer assessed the proposal fails as the cramped siting disrupts low-density street scene, provides poor outlook/amenity due to tight boundaries and trees, and risks neighbour overlooking/amenity loss that conditions cannot fully control.
Environment Policy 42
Requires new development in settlements to respect local character and identity of buildings/landscape. Officer found the forward-sited narrow dwelling harms the character of spacious setback bungalows on the private driveway, creating higher density incongruous with the low-density edge-of-Douglas location.
Strategic Policy 1
Promotes efficient land use in sustainable locations utilising infrastructure. Officer accepted principle of residential use here in Douglas as the main employment/services centre.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development to existing towns/villages. Officer confirmed acceptability in predominantly residential Douglas.
Transport Policy 7
Requires parking per standards (2 spaces/unit). Noted as reserved matter but raised visibility splay concerns with front fencing.
no objection to this application (17/11/2020)
no highway interest in this application (20/11/2020)
Douglas Borough Council has no objections to the application. Department of Infrastructure Highways Division does not oppose the proposals.
Key concern: red line should be extended to the public road
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 20.11.2020; It is noted that the application includes the extension of the hardstanding as well as widening of the access from the service road which is not a public road. Arguably the red line should be extended to the public road.
