27 January 2021 · Head of Development Management (Stephen Butler)
Plot To Rear Of Greenmantle, Dreeym Beary, Douglas, Isle Of Man, IM2 5lq
The application seeks approval in principle for a new dwelling on Plot 143, an undeveloped slightly sloping site to the rear of the existing house Greenmantle, bounded by landscaping and a 2m timber fence fronting Dreeym Beary.
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The officer assessed the principle of residential development on this undeveloped plot within a predominantly residential area of Douglas, the Island's main employment and services centre, finding it …
Strategic Policy 1
Requires development to optimise use of unused land, ensure efficient site use, and utilise existing infrastructure. The officer found the undeveloped plot in an urban residential area meets this by providing housing in Douglas, a sustainable location with services.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development primarily to existing towns and villages. The site in Douglas, the main urban centre, complies as it avoids countryside development.
Spatial Policy 1
Designates Douglas as the main employment and services centre. The principle of housing here supports this focus.
General Policy 2
Permits development in accordance with Area Plan zoning if it respects surroundings, amenities, highways, ecology, and services. Principle accepted; detailed tests deferred to Reserved Matters.
Housing Policy 4
Directs new housing to towns like Douglas. The urban residential location satisfies this over countryside exceptions.
Transport Policy 4
Requires highways to accommodate development safely. Acceptable in principle; details conditioned for Reserved Matters.
Transport Policy 7
Requires parking per standards. Highway Services confirmed acceptability subject to details in Reserved Matters.
Time limit
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.
Reserved matters approval
Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced.
Ecological mitigation
Any future Reserved Matters Application is required to include details of appropriate and proportionate ecological mitigation measures such as replacement Manx native planting and the integration of bird boxes, which will result in no net loss for biodiversity on site.
Highway details
Any future Reserved Matters application shall include the following: i. Access arrangements ii. Visibility Splays iii. Parking Provision in accordance with the adopted standard iv. Turning Area v. Frontage footway.
no objection to the application
The proposal is acceptable in principle from the Highways viewpoint... Highway Services raise no opposition subject to a condition for full details being submitted
acceptable subject to a condition... to include details of appropriate and proportionate ecological mitigation measures... which will result in no net loss for biodiversity on site
Highway Services raised no objection subject to detailed conditions on access, parking, and visibility; DEFA Ecosystem Policy Officer requested ecological mitigation conditions; Douglas Borough Council had no objections.
Key concern: loss of tussocky grassland habitat supporting biodiversity
Department of Infrastructure Highway Services
Conditional No ObjectionThe proposal is acceptable in principle from the Highways viewpoint.; Highway Services raise no opposition subject to a condition for full details being submitted and approved in writing by Planning; Recommendation: DNOC
Conditions requested: prior to commencement of the dwelling to take the form of scaled plans and / or written specifications for: i. Access arrangements ii. Visibility Splays iii. Parking Provision in accordance with the adopted standard iv. Turning Area v. Frontage footway
DEFA Ecosystem Policy Officer
Conditional No ObjectionDEFA will continue to promote a policy of ‘no net loss’ for semi-natural Manx habitats and species; Ecosystem Policy Team request that a condition is secured
Conditions requested: condition is secured for the next stage of the application to include details of appropriate and proportionate ecological mitigation measures such as replacement Manx native planting and the integration of bird boxes, which will result in no net loss for biodiversity on site
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections
