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This application relates to the curtilage of a large detached house on Ballanard Road, Douglas, which is currently under construction.
The proposal is for the erection of a guest lodge for use ancillary to the main house. This consists of a self contained two bedroom detached house with a garage. It is located in one corner of the plot some distance from the main house accessed by the same driveway.
The main house which is currently under construction was granted approval (01/02112/B) in March 2002. A further application was submitted in 2003 for approval in principle for two dwellings on this plot and this was refused on the grounds that the site is part of an area which is zoned on the Douglas Local Plan for Low Density Housing in Parkland and that the development proposed would not comply with the criteria set out and would not result in a parkland setting for the dwellings.
Amendments to the original approved dwelling were approved in July 2004 (04/01009/B) when accommodation was added above the garage and in the roofspace and again in December 2004 (04/01865/B) when approval was granted for a swimming pool and changing facilities.
The Chief Fire Officer requests mains wired smoke detection in the building and the Water Authority request a condition for water supply.
The Department of Transport and Douglas Corporation have no objection to the proposal.
There have been five letters of objection from neighbouring properties, Veijle, Old Stables, Highton, Dreem Ard and Corleaa. They are objecting on the grounds that other dwellings are situated off the road but this will be extremely close to the road and not in keeping with the surrounding area, that the existing house is already very large and yet another house (which could easily be separated off) on the site will have a detrimental impact on the environment, on grounds of overlooking of neighbouring properties, and overcrowding of the plot such that it is no longer 'low density' and does not comply with the circular. The owner of the Old Stables objects on the grounds that the house will overlook and destroy the privacy of their garden, conservatory and kitchen and would add to traffic.
The house as approved is a very large building on the plot it occupies, and has already had some substantial extensions approved. The introduction of a second detached house to the same plot would not comply with the criteria set out in circular 8/89 and would substantially reduce the parkland setting for the dwelling. The proposed dwelling is of a size and design, and is located in such a way that it could easily be separated from the main dwelling and be used a separate dwelling unit.
The proposed house is situated just 5 metres from the boundary with the neighbouring plot and will have windows at the upper storey overlooking the garden and to some extent the windows of the neighbouring property but the neighbouring house is around 30 metres away from the boundary and at an angle to it so there is no direct overlooking of windows.
The location of the proposed guest house is very close to the boundary and close to the main road and although behind the trees it will be highly visible from the road and will change the character of the area.
Recommended Decision: Refused
Date of Recommendation: 20.04.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. The site is part of an area which is zoned on the Douglas Local Plan for low Density housing in Parkland (to which circular 8/89 relates) and the proposed guest house being a second detached property on the plot would not comply with the criteria set out in Planning Circular 8/89, and would not result in a parkland setting for the dwellings.
R 2. The location of the proposed dwelling so close to the road frontage will detract from the general character and amenity of the area. and the scale of the development on the site
Decision Made : ... Committee Meeting Date : ...
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