5 February 2010 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Garages Nos 1-11, Palatine Road, Douglas, Isle Of Man, IM2 3bq
The proposal involved demolishing existing garages at a backland site behind properties on Woodbourne Road, York Road, Palatine Road and Withington Road in an established residential area of Douglas, and replacing them with six three-storey dwellings accessed via narrow existing lanes off Withington Road and York Road.…
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The officer assessed that the proposal failed General Policy 2 as it did not respect the site and surroundings in terms of siting, layout, scale and amenity, adversely affecting neighbouring residents…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/amenity, not adversely affect neighbours/character, provide safe access/amenity standards. Officer found failure due to overbearing impact (9.2m height 6m from boundaries), substandard occupier amenity (poor light/outlook), unsafe pedestrian access (no footpaths).
Environment Policy 42
Prohibits inappropriate backland development removing open spaces contributing to visual amenity/sense of place. Site assessed as inappropriate backland despite residential zoning, due to narrow lane access and intensive use unlike low-activity garages.
Housing Policy 6
Requires residential development per area plan brief or GP2 criteria. No Douglas Local Plan brief existed; failed GP2 tests on amenity/design/scale made it non-compliant.
Transport Policy 4
Highways must accommodate development traffic/pedestrians safely. Lanes substandard (narrow, no footpaths) despite DOT traffic view; unsafe for regular residential use/pedestrians.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Parking to meet standards. DOT confirmed met, but access/pedestrian safety issues overrode.
Community Policy 7
Design to prevent crime/anti-social behaviour. Noted but not key failure point.
Transport Policy 1
Locate near public transport. Noted as relevant but not assessed in detail.
Transport Policy 7
Parking per standards. DOT confirmed compliance.
No unacceptable risk to highway safety; similar traffic movements to existing garages; suitable visibility and parking; refuse/fire access feasible.
No objection in principle subject to drainage conditions.
Neutral stance.
Highways (Department of Transport Traffic Engineer) provided a no objection response, stating the proposal does not pose an unacceptable risk to highway safety despite narrow access lanes; numerous public objections from residents and MHK focus on access, parking, and safety but are not statutory consultee responses.
Department of Transport Traffic Engineer
No ObjectionOn balance the proposal does not pose an unacceptable risk to highway safety.; The lanes all have suitable visibility.; There is sufficient width for a fire engine to use the access lanes and the additional width at the proposed houses would allow fire engines to access their equipment.; Regarding refuse vehicles, they appear to already use the lanes to service properties.
