6 October 2009 · Senior Planning Officer (delegated powers)
The Lodge, Lower Dukes Road, Douglas, Isle Of Man, IM2 4bl
The proposal involves building a new two-storey L-shaped detached dwellinghouse measuring 11.2m wide, 11.6m long and 7.9m to ridge height, with two parking spaces at the rear, on part of the garden of Sutton Oak and Sutton Oak Cottage in a residential area of Douglas.
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The officer assessed the proposal against key issues: land use is compatible with residential zoning and established by prior approval 08/01135/A.
General Policy 2
Requires development to respect amenity and character. Officer found proposal acceptable in residential locality with varied styles, minimal neighbour impacts at 22-32m separations, and visual fit via matching brick.
Environment Policy 42
Prohibits inappropriate backland development harming character or open spaces. Site not backland; principle acceptable per prior approval; trees retained with protection, no harm to visual amenity or sense of place.
Housing Policy 6
Residential zoned land per Douglas Local Plan brief. Development accords with zoning and area plan criteria for good design.
Transport Policy 4
Highways must safely accommodate generated traffic. Rear lane access with turning deemed safe despite partial splay; low traffic/speeds; Highways no objection.
Transport Policy 7
Parking per standards. Two on-site spaces provided at rear with manoeuvring area, conditioned prior to occupation.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the erection of a detached dwelling as shown in drawing numbers G/101/1(G) and G/101/2(B) date stamped 18th June 2009.
Materials approval
Prior to the commencement of the works, samples of the facing and roofing materials to be used shall have been submitted to and approved in writing by the planning authority and these works shall be carried out in accordance with the approved samples.
Parking provision
The dwelling hereby permitted shall not be occupied until the car parking and manoeuvring areas have been provided in accordance with the approved plans and those areas shall thereafter be kept available at all times for their respective purposes.
Access construction
The dwelling hereby permitted shall not be occupied until the vehicular and pedestrian means of access have been constructed in accordance with the approved plans.
No permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval).
Tree protection - retention
Notwithstanding the submitted drawings, the existing trees shown on the drawings either to be removed or retained shall not be cut down, grubbed out, topped, lopped or uprooted without the written consent of the Planning Authority. In the event that any of the trees referred to should be removed without such consent or should die, become seriously damaged or diseased within a period of 5 years from the completion of the development it shall be replaced in the next planting season with another of similar species in the same location, unless the Planning Authority has given written consent to any variation.
Tree protection - construction
No development or other operations shall be commenced on this site until adequate steps, which shall have been previously approved in writing by the Planning Authority, have been taken to safeguard against damage or injury during construction works all trees on the site, or those trees whose root structure may extend within the site. In particular no excavations, site works, trenches or channels shall be cut or pipes or services laid or any other works carried out in such a way as to cause damage or injury to the trees by interference with their root structure and no soil or waste shall be deposited on the land in such a position as to be likely to cause damage or injury to the trees.
No objection to the erection of a dwelling on Mr. Logan's plot; request to be advised of material changes
No objection
No objection in principle subject to drainage details and connection to public sewer
Do not object subject to visibility splays condition
Douglas Building Control and Highways Division have no objection subject to conditions; Douglas Drainage has no objection in principle with multiple drainage conditions; public representations include two objections on privacy, traffic safety, and tree removal concerns, one support letter.
Douglas Building Control
No ObjectionDouglas Corporation have no objection to the proposals listed below.
Douglas Drainage
Conditional No ObjectionNo Objection in Principle subject to:-
Conditions requested: A communication fee will be payable to the Department of Transport in respect of this drainage connection for the new property.; Exact details of the drainage layout must be provided to the Borough of Douglas Drainage Department for approval, prior to any work commencing on site.; The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to the Department of Transport Division and on terms and conditions, which must be agreed with Douglas Corporation's Drainage Department prior to commencement of any building works.; All drainage works must conform to the requirements of the Department of Transport's requirements.; 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.; The applicant contractor is required to contact the Douglas Corporation's Drainage Department prior to work commencing on site to discuss this proposed connection.; In the event that this application is approved I should be grateful if these comments could be incorporated in the approval notice.
Department of Transport Highways Division
Conditional No ObjectionDo not subject to the imposition of the following condition
Conditions requested: Visibility splays of 2.4 x 23 metres as stated in PA 08/01135/A
