30 May 2013 · Planning Committee
Pulrose Farmhouse, Castletown Road, Douglas, Isle Of Man, IM2 2db
The proposal involves demolishing one detached two-storey dwelling and a pair of two-storey semi-detached dwellings on two parcels within the Pulrose Farm development, replacing them with two pairs of semi-detached dwellings on the northern parcel and one detached plus three terraced dwellings on the southern parcel.
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The principle of residential development in this residential-zoned area was not in question. Existing dwellings were of poor appearance and out of keeping with the adjoining estate under construction;…
General Policy 2
Requires development in residential zones to respect site/surroundings in siting, scale, design; no adverse amenity, highway, or environmental impacts; adequate parking/services. Officer assessed proposal compliant: echoes adjoining design, improves streetscene, no amenity/highway issues, parking meets standards.
Housing Policy 4
New housing primarily in towns or urban extensions per Area Plans. Site in residential-zoned area per Douglas Local Plan, so principle acceptable.
Housing Policy 5
25% affordable housing for developments of 8+ dwellings. Net +5 dwellings; 3/8 (37.5%) transferred to Douglas Borough Council as public housing, exceeding requirement without legal agreement.
Housing Policy 6
Residential-zoned development per Area Plan brief or GP2 criteria. No specific brief; assessed per GP2 as good design matching surroundings.
Transport Policy 7
Parking per current standards. Provided at 2 spaces per dwelling; matches adjoining development; no visibility splay interference.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawing no.s 1257-00, 1257-01, 1257-02A, 1257-11, 1257-12, 1257-13, 1257-21 and 1257-22 date stamped the 28th March 2013.
Tree protection
All existing trees not scheduled for removal shall be fully safeguarded during the course of the site works and building operations (see guidance notes enclosed and BS 5837: 1991). No work shall commence on site until all trees, shrubs or features to be protected are fenced along a line to be agreed with the Planning Authority with: a) 1.2 m minimum height chestnut paling to BS 1722 Part 4 securely mounted on 1.2 m minimum height timber posts driven firmly into the ground; or b) 2.4 m minimum height heavy duty hoardings securely mounted on scaffold poles. Such fencing shall be maintained during the course of the works on site. No unauthorised access or placement of goods, fuels or chemicals, soils or other materials shall take place inside the fenced area.
no objections
meets current Highways standards and policies; do not oppose
satisfied with drainage arrangements
no building works in tree canopy areas; recommend exclusion zones and protective measures
Isle of Man Water & Sewerage Authority satisfied with drainage arrangements after discussions and requests specific conditions for connections and compliance. Highways Division confirms the application meets current standards with no objections.
Isle of Man Water & Sewerage Authority
Conditional No ObjectionI can confirm that the Authority is now satisfied with the drainage arrangements for the above application; the Authority is satisfied that the storage volume is adequate to cater for the additional dwellings whilst providing the necessary 1:50 return period protection from flooding
Conditions requested: The proposed dwellings must be connected to the newly laid sewers in a manner acceptable to the Isle of Man Water & Sewerage Authority. All drainage works must conform to the requirements of "Manx Sewers for Adoption", any necessary CCTV surveys are to be carried out at the developer's expense.; In accordance with the Sewerage Act 1999, a communication fee will be payable to the Isle of Man Water & Sewerage Authority in respect of this property being connected (directly or indirectly) to the public drainage system.; If the developer wishes for any sections of sewer installed solely to serve the eight new dwellings then it is recommend that an adoption agreement is entered into with the Authority prior to work commencing on site.
Highways Division
No ObjectionThis application meets current Highways standards and policies.
