1 March 2022 · Delegated - Director of Planning and Building Control (Jennifer Chance)
5, Somerset Road, Douglas, Isle Of Man, IM2 5ad
The site is the curtilage of a semi-detached two-storey dwelling in the Selborne Drive Conservation Area, with an existing rear annexe, single-storey extension, and detached garage. The proposal demolishes the garage and single-storey extension, replacing them with a larger garage (eaves 2.9m, ridge 4m) and a single-st…
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The officer applied the statutory test for the Conservation Area, finding the pitched-roof garage fits the street roofscape and preserves character, while the flat-roof infill extension, though not co…
General Policy 2
Requires development in accordance with land-use zoning and other policies, respecting site/surroundings in siting, layout, scale, form, design, landscaping; no adverse impact on landscape/townscape character, local residents' amenity, or locality character. Officer found proposal complies as it respects scale/form, preserves character, and protects amenities with no overbearing/overshadowing/overlooking.
Environment Policy 35
Permits only development within Conservation Areas that preserves or enhances character/appearance and protects special features. Officer assessed pitched garage preserves roofscape and flat-roof infill neutral as infill space, passing statutory test under s.18(4) Town and Country Planning Act 1999.
Strategic Policy 4
Proposals must protect or enhance fabric/setting of Conservation Areas. Considered in Conservation Area assessment, with proposal found to preserve character.
Strategic Policy 3 - To respect the character of our towns and villages
Focuses on visual design accounting for local materials, character, identity. Applied alongside ENV42 to design, with proposal fitting via pitched roof and neutral infill.
Environment Policy 42
Visual design to reflect local character, materials, landscape. Supports assessment of garage fitting roofscape and extension's neutral impact.
Spatial Policy 5
New development to positively contribute to Island's environment. Officer noted proposal achieves this without adverse 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.
no objection (22.10.2021)
does not object; no significant road safety or network functionality issues; access and visibility splay should accord with proposed plan (19.10.2021)
Highways Development Control raised no opposition subject to conditions regarding access, drainage, and visibility splays; Douglas Borough Council has no objections.
Department of Infrastructure Highways Development Control
Conditional No ObjectionThe proposal is unlikely the give rise to significant road safety or network functionality issues. Accordingly no opposition is raised subject to conditions; Recommendation: DNOC
Conditions requested: A s109(A) Highway Agreement is necessary to form the connection to the public road after grant of any planning consent; The Applicant / Developer shall provide run off / surface water drainage where necessary to prevent water from flowing out onto or damaging the public road; on construction of the vehicular access, the existing road drainage must either be retained or an effective alternative scheme provided at the Applicant’s / Developer’s expense on a satisfactory arrangement being drawn up and agreed with the Highway Services’ Drainage team; conditions for the proposal for access and visibility splays to accord with Drawing No: JTM2119-P-05; drawing number to be altered to JTM2119-P-00 Rev D
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections
