15 April 2010 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
39, Vicarage Park, Douglas, Isle Of Man, IM2 2qe
The site is a detached dormer bungalow with a double garage in a large plot at the end of a cul-de-sac in a residential area of Douglas. The proposal involved removing the garage roof, raising it by 1430mm (to 5400mm total height), adding dormer windows and a door, and creating first floor living space plus ground floo…
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The officer assessed the proposal as tantamount to creating a new self-contained dwelling due to its size (bedroom, lounge, bathroom) and potential for future kitchen addition without needing permissi…
Spatial Policy 5
Requires new development to make a positive contribution to the Island's environment via design statements where appropriate. Officer found proposal failed as it did not respect site/surroundings in design/siting/scale, undermined space between units, and equated to inappropriate backland development.
General Policy 2
Permits zoned development if it respects site/surroundings (siting/layout/scale/design), provides satisfactory amenity/road safety, avoids adverse impacts on character/amenity. Officer judged failure on amenity standards between units, neighbour overbearing impact, plot over-intensity, and lack of positive environmental contribution despite residential zoning.
Environment Policy 42
Requires new development in settlements to reflect local character, prohibits inappropriate backland development or removal of open/green spaces contributing to visual amenity/sense of place. Officer viewed garage conversion as backland development undermining open space between dwellings and locality character.
Do not oppose - has no traffic management, parking or road safety implications
No objection in principle subject to no discharge of surface water to foul drainage systems
Highways Division does not oppose the application due to no traffic management, parking or road safety implications. Drainage Services has no objection in principle subject to a condition prohibiting discharge of surface water to foul drainage systems.
Department of Transport Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implications
Drainage Services
Conditional No ObjectionNo Objection in Principle subject to:-; It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses.; In the event that this application is approved I should be grateful if these comments could be incorporated in the approval notice.
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.
