21 April 2023 · Director of Planning and Building Control (Jennifer Chance)
31, Cooil Drive, Douglas, Isle Of Man, IM2 2ha
The proposal involves extending the existing driveway of a two-storey semi-detached dwelling to create one additional parking space within the front garden curtilage. The site is in a predominantly residential area on the east side of the northeast corner of Cooil Drive.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer assessed the principle of development per the Residential Design Guide (RDG), confirming a net increase in parking as the proposal creates one off-street space at a corner location where o…
General Policy 2
General Policy 2 requires development to respect local character, amenity, highway safety, and provide adequate parking. The officer assessed the proposal against sub-clauses (b), (c), (g), (m), (n), finding compliance due to no negative visual or highway impacts and a net parking benefit. This was the primary policy cited for approval.
RDG 2019 section 6.3 (Driveways and Front Gardens)
RDG 6.3 guides front garden driveway extensions, requiring net parking increase, under 50% lawn loss, minimal visual impact without shifting public realm boundary, and weighing benefits against amenity loss. The officer applied these tests directly: confirmed net gain, 44% lawn retention, no boundary shift, and benefits outweighing minor garden reduction.
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.
does not oppose this application; proposal raises no significant road safety or highway network efficiency concerns
Highways Development Control raised no objection (DNOC) to the proposal in two responses, accepting it despite parking depth issues due to benefits of increased off-street parking; Highways Drainage advised on surface water runoff requirements without objection.
Key concern: Deviation from Manual for Manx Roads requirements for driveway depth
Highways Development Control
Conditional No ObjectionDespite the awkward layout and deviation from Manual for Manx Roads requirements, on balance Highway Services accept the proposal due to the increased hardstanding facilitating the removal of a vehicle off Cooil Drive.; The proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objection to the proposal subject to all access arrangements to accord to Drawing titled ‘Proposed Site Plan’.; Recommendation: DNOC
Conditions requested: All access arrangements to accord to Drawing titled ‘Proposed Site Plan’; Section 109(A) Highway Agreement required post planning consent; All access arrangements to accord to Drawings titled ‘Revised Proposed Site Plan’ and ‘Revised Visibility Splays’ (revised response)
Highways Drainage
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.; Recommendation: The applicant should be aware of these two clauses.
