30 August 2011 · Planning Committee
Gloccor Morra, Douglas Head, Douglas, Isle Of Man, IM1 5bw
The proposal involves demolishing the existing two-storey dwelling (gross floor area 154m²) and replacing it with a much larger contemporary two-storey house measuring approximately 18.55m x 17.85m with a maximum height of 11.2m, finished in smooth white render and vertical timber cladding.
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The principal issues were land use/siting, highway issues, and impact on surrounding properties. Although the development encroaches into open space (extending residential curtilage approximately 24m …
Strategic Policy 1
Relevant to overall strategic considerations. Officer assessed proposal against plan policies generally, finding it acceptable in light of appeal precedent despite zoning conflict.
General Policy 2
General development policy. Applied to land use/siting; encroachment into open space contrary but material weight given to 2007 appeal approving principle of replacement with curtilage constraints.
General Policy 3
General development policy. Considered alongside others for siting, visual amenity, and neighbour impact; proposal found compliant.
Housing Policy 6
Residential development must accord with area plan brief or criteria in para 6.2, encouraging good/innovative design. Proposal's contemporary design accepted as complementing adjacent development.
Transport Policy 1
Highways serving development must accommodate traffic/pedestrians safely. Highways Division no opposition; access conditions imposed.
Transport Policy 4
Highways must be designed for generated journeys safely and per environmental objectives. Access to be constructed per plans before occupation.
Transport Policy 7
Parking per current standards (2 spaces/unit, one in curtilage behind front). Site provides garage/hardstanding for 2 vehicles.
Recreation Policy 2
No loss of open space/recreation of community value unless alternatives provided or community gain. Encroachment accepted per appeal but curtilage tightly drawn (24m extension vs prior 84m site); remainder open space, protected by revoked PD rights.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the demolition of an existing dwelling and the erection of a replacement dwelling as shown in drawing numbers 0425/PL005 date stamped 23 March 2011, 0425/PL003 Rev B and 0425/PL004 Rev A date stamped 23rd June 2011.
Access construction
No dwelling shall be occupied until the vehicular and pedestrian means of access have been constructed in accordance with the approved plans, and those means of access shall thereafter be kept available at all times for their respective purposes.
Parking provision
No dwelling shall be occupied until the car parking and manoeuvring area have been provided in accordance with the approved plans, and those areas shall thereafter be kept available at all times for their respective purposes.
No permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval).
No objection
Recommend approval; concerns about scenic impact addressed by amended plans; no further comments
Do not oppose; no adverse traffic management, parking or road safety implications
No objection
Multiple statutory consultees including Douglas Borough Council, Drainage Services, Highways Division, and Manx National Heritage raised no objections to the replacement dwelling proposal, with Drainage requesting specific drainage conditions and MNH initially recommending conditions but later having no further comments after amendments.
Douglas Borough Council
No ObjectionDouglas Corporation have no objection to the proposals listed below.
Douglas Drainage Services
Conditional No ObjectionNo Objection in Principle subject to:-
Conditions requested: The proposed dwelling must be connected to the public sewer(s), in accordance with the requirements of Isle of Man Water and Sewerage Authority.; Exact details of the drainage layout must be provided to Douglas Borough Council Drainage Section, for approval, prior to any work commencing on site.; NO groundwater will be permitted into any public foul or surface water sewer (either pumped or by gravity); any proposed basement be tanked in order to reduce the infiltration of ground water into the same.
Manx National Heritage
Conditional No Objectionin the interests of preserving public amenity and reducing the scenic impact of development on Douglas Head, we recommend that any planning approval includes conditions which
Conditions requested: set a time limit on the demolition of the existing building once the new development is complete; require restoration landscaping of the vacated site to the satisfaction of the Planning Committee; prevent any future infill development in the space created
Manx National Heritage
No ObjectionWe therefore have no further comments to make on the application as it now stands.
Highways Division
No ObjectionDo not oppose has no adverse traffic management, parking or road safety implications
