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The application proposes approval in principle to develop land to form a small estate of seven houses at the site of the former Nursery at Lower Dukes Road. The proposal consists of two types of house designs both being two storey properties with use of the roof space which creates 5 five bedroom properties. All properties have double garages with driveways for at least two more parked vehicles.
The neighbouring dwellings consist mostly of medium / large detached two storey dwellings and some semi detached properties south west of the site.
The north boundary of the site consists of approximately 5 metre high hedge, to the east boundary there is mostly a 5 metre high hedge, however in parts the hedge is only 1 metre high which would causes overlooking issues into the neighbouring property White Field, Dukes Road. The boundary fronting Dukes Road (south elevation) consists of 10 trees (elms, beech and ash trees) and hedging in parts. The west elevation has a total of 16 trees (elm, elderberry and sycamore trees) and has hedges in parts as well. The applicant has had a tree survey undertaken in which a number of trees were identified as being sufficiently decayed to warrant removal, a total of 7 (3 on west elevation and 4 on the south elevation).
Approval in principle for erection of 18 dwellings (00/01612/A) which has refused because the eighteen detached houses, as now proposed, would result in a generally poor environment, characterised by low levels of privacy and external space, and dominated by parked cars.
Approval in principle for erection of eighteen dwellings, erection of eight apartments and conversion of manor house to create five apartments (01/02118/A) which was approved.
Erection of 24 apartments with associated parking and landscaping and Manx Electricity Authority substation (04/01526/B) which was refuse on the grounds of that the proposal would constitute an over-development of the site, resulting in a crowded environment characterised by limited green space, substantial areas of paving and parked cars, and bulky buildings and is now awaiting an appeal decision.
The Douglas Corporation and the Department of Transport have considered the application and have no objection to the application. We have received four letters objecting to the proposal, first from the neighbours at 7 Close Laureston, who has concerns of overlooking causing privacy issues, next are the owners of Ballaqueeney Lodge who have objected on the grounds of overdevelopment, whilst the neighbours at Ballaquayle, Princes Road have concerns of privacy, road vehicle congestion and parking provisions and especially concerned of retaining the existing parking along Dukes Road for the present residents. We have also received one letter of objection form a resident who lives in Peel regarding parking. We have also received a letter from a Mr. Andrew Jessopp who is of the opinion that this application is more in keeping with the density of the area and is preferable to the previous proposal.
We have received at letter from Manx National Heritage concerning the bats which live in the trees along the boundary of the site, and have made comments to protect the bats during construction.
The submitted application has been improved greatly compared to previous application, and the amount of dwellings on the site would seem to be appropriate with the site and that of the surrounding area. I have concern however with the layout of some of the dwellings which cause some overlooking issues into neighbouring properties and also some dwellings have inadequate amounts of rear garden space for the type and size of dwellings proposed (plot 1, plot 5 and plot 6), and therefore the approval has not been given to the design or layout which has been submitted.
The amount of car parking spaces provided for each dwelling would seem to be more than adequate, and the access onto Dukes Road to and from the proposed estate is acceptable by the Department of Transport subject to conditions.
Overall the principle of seven dwelling on this site would seem to be acceptable and therefore my recommendation is for Approval in Principle should be granted. However certain issues as mentioned above would need to be address in any future applications.
Recommended Decision: Permitted
Date of Recommendation: 21.11.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1.
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 2. This approval relates to the submitted documents, and shown in drawings 04.1529.01, 04.1529.02 and 04.1529.03 all received on 2nd September 2005.
C 3. Planning Approval has hereby not been given to the design or layout of the dwellings as submitted and future application should take into account a more generous allocation of rear gardens and also reduce the overlooking onto neighbouring properties.
C 4. The road width and layout for the development must comply with the urban lane specification in Manx Roads 1. A footway must be provided along Dukes Road frontage of the development.
C 5. 1) In accordance with the requirements of the Borough of Douglas Drainage Department, No surface water will be permitted to enter the public sewer situated in Duke’s Road. 2) We advise that percolation tests are carried out within the site to ascertain the suitability for soakaways prior to detailed design.
C 6. The applicant should contact the Manx National Heritage, concerning the bats which roost and feed within and around the trees along the boundary of the site.
C 7. The applicant should contact the Disability Access Office regarding access for wheelchair users to and from the estate.
Decision Made: Approve Committee Meeting Date: 24/11/109
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