16 March 2023 · Planning Committee
Nauvoo, Vicarage Road, Douglas, Isle Of Man, IM2 2qf
The proposal involves building a small timber hut in the rear garden of the single-storey bungalow 'Nauvoo' on a private driveway off Vicarage Road in a predominantly residential area of Douglas.
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The officer concluded that the proposed sauna/therapy hut would only be used by two operators and three customers at any time, with impacts on neighbouring amenities not significantly more than the ap…
Strategic Policy 2 - Priority for new development to identified towns and villages
Strategic Policy 2 from Isle of Man Strategic Plan 2016 is materially relevant. Officer assessed proposal against it alongside other strategic policies, finding small-scale use acceptable despite residential designation.
Strategic Policy 3 - To respect the character of our towns and villages
Strategic Policy 3 from Isle of Man Strategic Plan 2016 is materially relevant. Contributed to overall assessment where small scale tipped balance in favour despite land use tension.
Spatial Policy 5
Strategic Policy 5 from Isle of Man Strategic Plan 2016 is materially relevant. Supported finding that amenities and character impacts were acceptable.
Spatial Policy 3
Spatial Policy 3 from Isle of Man Strategic Plan 2016 is materially relevant. Officer noted site's Predominantly Residential designation but small scale meant no change to land use character.
General Policy 2
General Policy 2 (b) (c) (g) (h) (i) (m) (n) requires developments to respect amenity, character, highways. Tested against neighbour impacts, parking, noise; specific sub-clauses satisfied by conditions despite residential area.
Business Policy 1
Business Policy 1 from Isle of Man Strategic Plan 2016 is materially relevant. Small-scale home business found acceptable in residential area with restrictions.
Transport Policy 7
Transport Policy 7 sets parking standards; dwelling requires 2 spaces, hut 2 more plus 1 for 3 customers, totalling 5, which front driveway accommodates.
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.
Operating hours
The use hereby approved shall only be undertaken: 10:00-19:00 between Monday and Saturday; The use shall not be undertaken at any time on Public Holidays. Reason: To ensure that the development is undertaken in accordance with the application details and in the interest of protecting neighbouring living conditions.
Maximum customers
There must be no more than three customer/client using the hut at any one time. Reason: In the interest of highway safety and residential amenity.
Use confined to hut
The area of the site to be used for sauna/therapy service shall be limited to the hut that shown on the drawing no. AP100 Rev A and the use hereby permitted shall not extend into any other part of the premises. Reason: To minimise the disturbance to adjacent residential occupiers and to protect the residential character of the locality.
Applicant only, no staff
The use hereby approved shall only be for the benefit of the applicant while they are resident at Nauvoo, Vicarage Road, Douglas and no staff may be employed and/or work at the premises. Reason: Although the specific details of this application have been found acceptable, any change to its operation will require fresh assessment.
Parking availability
The driveway and access shall be kept available and unobstructed for parking at all times. Reason: To ensure a satisfactory access and in the interests of highway safety.
Ancillary to dwelling
The proposed building hereby approved shall only be used in association with the main dwelling house "Nauvoo" and for ancillary purposes incidental to the use of main dwelling house "Nauvoo" as a single dwelling, and only in accordance with the internal layout shown on drawing referenced; AP103 received on the 7th December 2022. Reason: The dwelling is within a single residential plot and does not propose to create separate units of accommodation within the site and has not been considered as such.
no objection
does not oppose this application; no significant negative impact upon highway safety, network functionality and/or parking
Neighbouring residents from Moorcroft, Spring Lodge, and Rozanne objected to the application due to concerns over commercial use in a residential area, increased traffic, parking, and noise, while Highway Services and Douglas Borough Council raised no objections.
Key concern: commercial use incompatible with residential zoning and plans, leading to increased traffic, parking, and amenity impacts
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; Highways Development Control notes the additions and amendments uploaded on 13 January 2023 and continues to not oppose this proposal.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections but wish to comment as follows:
Moorcroft, Vicarage Road
ObjectionWe do not believe that it would be appropriate for planning application 22/01527/B to be granted by Planning Committee.; the erection of a c40sqm therapy room, office and sauna would not comply with the land use designation; significant impact upon the neighbouring properties through a substantial increase in the level of traffic, noise and general disturbances
Spring Lodge, Vicarage Road
Objectionwe...are objecting to it; the access point to the cul-de-sac off Vicarage is extremely close to the main roundabout on the Highway...restricted vehicular visibility splays
Rozanne, Vicarage Road
ObjectionI was totally unaware of the application until alerted by a neighbour, because the Planning Notice was not posted where it would be seen.; would create a need for at least another 3-4 cars
