27 November 2023 · Delegated - Head of Development Management (Stephen Butler)
Bay View, 38, Victoria Road, Douglas, Isle Of Man, IM2 4he
The proposal involves building a new two-storey end-terrace dwelling attached to properties on Woodville Terrace, featuring three ground floor bedrooms, lounge, kitchen, and study on the first floor, plus roof space accommodation.
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The officer determined the proposal acceptable in principle as the site is within Douglas settlement boundary and mixed-use zoning on the Area Plan for the East, aligning with Strategic Policy 2 (re-u…
General Policy 2
Requires general standards for acceptable development, including no harm to amenities, character, highways, trees. Officer assessed proposal against sub-clauses (b),(c),(f),(g) for design, visual impact, trees, and neighbour amenity, finding compliance as it integrates without significant adverse effects.
Strategic Policy 1
Relates to re-use of existing sites. Site's mixed-use zoning and urban location supported efficient re-use without conflict.
Strategic Policy 2 - Priority for new development to identified towns and villages
Promotes good design and regeneration. Proposal's location near public transport and alignment with residential surroundings met policy for sustainable housing.
Housing Policy 4
Deals with location of new housing. Site within settlement boundary and near transport routes satisfied policy tests.
Environment Policy 42 - character and need to adhere to local distinctiveness
Requires adherence to local distinctiveness and character. Design features like bay windows and materials respected Victorian terrace character despite variations.
Strategic Policy 3 - To respect the character of our towns and villages
Part (b) on character. Proposal's scale, siting, and finishes integrated with locality without visual harm.
Transport Policy 4
Requires appropriate highway provisions. Access and turning deemed safe by Highways.
Transport Policy 7
Parking standards met by three spaces; proximity to public transport aided compliance.
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.
Access and parking provision
The development hereby approved shall not be brought into use unless the access and all parking and turning areas, have been provided in accordance with the details shown on the approved plans (Drawing No: B/773/1 Rev A). Once provided, all access, parking and turning areas shall thereafter be permanently retained as such. Reason: To ensure the provision of a means of access, parking and turning space to an adequate standard in the interests of road safety.
No permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no development shall be undertaken under the following classes of Schedule 1 of the Order at any time: Class 14 - Extension of dwellinghouse; Class 15 - Garden sheds and summer-houses; Class 16 - Fences, walls and gates; Class 17 - Private garages and car ports. Reason: To control future development on the site.
no significant negative impact upon highway safety, network functionality and /or parking
no issues with the proposals. Request consideration of bat and bird bricks as enhancement
no concerns with the application
Manx Utilities initially required a percolation test for surface water drainage but issued no further comments after receiving it. Highway Services, DEFA Ecosystem Policy, and DOI Highways Drainage raised no objections with advisory comments on access, wildlife enhancements, and surface water runoff.
Key concern: surface water drainage compliance and percolation test requirements
Manx Utilities
No ObjectionManx Utilities have no further comments to issue.; we will need to see a copy of this before we can support the application.; we have no separate surface water drainage in the area therefore we will not allow the any SW into the combined system.
Conditions requested: percolation test to demonstrate ground suitable for soakaway before support given
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.; It would require the landowners’ permission to connect to it and pass along it to link to the adopted section.
DEFA Ecosystem Policy Team
No ObjectionThe Ecosystem Policy Team have no issues with the proposals.; we request that the applicant gives consideration to the inclusion of bat and bird bricks on the property as an enhancement for wildlife.
Conditions requested: swift brick and a bat brick built into the property, high up under the eaves of the northern elevation, but not above windows or doors
DOI Highways Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.; The applicant should ensure compliance with the two clauses.
Conditions requested: ensure compliance with Section 58 of the Highway Act 1986 and section 11.3.11 of the Manual for Manx Roads
