13 October 2021 · Delegated - Principal Planner Abigail Morgan
Tremesare House, Blackberry Lane, Douglas, Isle Of Man, IM2 4pd
The site is the curtilage of Tremesare Lodge, a residential estate in Douglas sharing a driveway with Cedar Lodge. The proposal replaces a single-storey garage attached to 'the observatory' outbuilding with a similar-sized one-bedroom flat, initially for ancillary use but amended to include tourist accommodation.
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The officer assessed visual appearance, finding the replacement building similar to the existing 'Observatory' outbuilding, with the front door revised to a four-panel design following Victorian Socie…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design/landscaping, not adversely affect character/amenity/road safety/services. Officer assessed proposal met criteria (b),(c),(g),(h),(i),(j) via similar appearance to Observatory, revised door, adequate parking, no amenity impacts.
Transport Policy 7
Requires parking per Department standards, considering location, dwelling size, character impact. 5 spaces provided met requirements for main dwelling (2), existing ancillary (1), proposal (1-2 as 1-bed), despite shared private driveway.
Type A: Uplands
Prefers pitched roofs but allows flat/low pitch if matching existing. Proposal's design assessed as acceptable with visual improvements.
Residential Design Guide 4.8 Extension to Side Elevations
Considers street scene, neighbour amenity via location/size/style; avoids terraced appearance. Single-storey replacement deemed non-adverse.
Residential Design Guidance 5 (Architectural Details)
Window/external finishes should match main dwelling style. Front door conditioned to drawing for coherence.
Residential Design Guidance 7 (Impact on Neighbouring Properties)
Assesses loss of light/overshadowing/overbearing/overlooking. Slight size increase caused no additional impacts.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Front door details
The front door should be installed according to drawing no. 1550.1 as having been received on 13th August 2021. Reason: To enhance the character and street scene of the area.
Use restriction
The replacement one-bedroom flat can only be used as ancillary accommodation to Tremesare Lodge and/or tourist accommodation. The flat cannot be rented out or sold separately from the entire estate. Reason: Any changes outside the approved use would require a separate planning approval.
no objection
does not oppose; no significant negative impact upon highway safety or network efficiency
no flood risk management interest
Neighbour from Cedar Lodge objects strongly due to access restrictions, parking issues, and flooding concerns; statutory consultees including Highways, Flood Risk Management, and Douglas Borough Council raise no objections.
Key concern: restriction to right of access to neighbouring property Cedar Lodge
Cedar Lodge resident
ObjectionWith the proposed planning drawings I cannot see how it's possible for a vehicle to be parked outside the proposed building as shown on the plans without causing a restriction to the right of access; The area in front is not parking and never has been; Flooding is a serious problem in that very area; I will if necessary seek legal advise and object to the plans
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections
Isle of Man Victorian Society
Conditional No ObjectionWe ask that the applicant be given the opportunity to substitute a four panel solid door in this application or alternatively a planning condition be added to require it; Doors in the Victorian period never had built in fanlights
Conditions requested: substitute a four panel solid door or add planning condition to require it
Department of Infrastructure Highways Division
No ObjectionDo not oppose; no significant negative impact upon highway safety, network efficiency
Department of Infrastructure Flood Risk Management Division
No ObjectionNFRMI; No Flood Risk Management interest
Department of Infrastructure Highways Division
No ObjectionHighway Services note the additional information on parking arrangements uploaded on 21 July 2021 and continue to not oppose this proposal
Department of Infrastructure Highways Division
No ObjectionHighway Services note the amendments uploaded on 13 August 2021. Out comments made in response dated 27 July 2021 remain valid; the Applicant should note the rights of access, liabilities and responsibilities of all owners and occupiers as well as visitors of the adjoining private lane
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections
