11 May 2005 · Planning Committee at review
Mg Ltd, Modena House, Ballanard Road, Douglas, Isle Of Man, IM2 5pp
The proposal was for a two-storey detached guest lodge with integral garage, containing two bedrooms each with en-suite, for use by guests, elderly relatives, or au-pair, always ancillary to the main house under construction on a 1.2-acre triangular plot bounded by Ballanard Road, The Old Stables, and the access to Hig…
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The Planning Committee refused the application because the site is zoned for Low Density Housing in Parkland under the Douglas Local Plan, and 'the proposed guest house being a second detached house o…
Low Density Housing in Parkland
Requires substantial high-quality buildings sitting comfortably in landscaped parkland settings with attractive open space around them. Officer assessed the main house already dominates the 1.2-acre plot with extensions, so adding a second detached structure (appearing as independent dwelling) adds clutter, reduces parkland setting, and fails criteria despite ancillary condition offer. Inspector agreed it impinges on modest site proportions.
no adverse traffic impacts
no objection
no objection provided smoke detectors installed; original views still valid
Douglas Corporation and DOT Highways raised no objections to the application, while IoMWA requested a standard water connection condition; numerous neighbouring residents objected citing overdevelopment, privacy loss, and non-compliance with low density parkland zoning.
Douglas Corporation
No ObjectionDouglas Corporation have no objection to the proposals listed below.; 05/00136/B Erection of guest lodge for use ancillary to main house, plot 2, adjacent to Highton, The Old Stables, Ballanard Road
DOT Highways
No ObjectionNo adverse traffic impacts.
IoMWA
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes
Conditions requested: a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes... See Note (2) For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
The original application (05/00136/B) for erection of a guest lodge with integral garage ancillary to the main house on Plot 2, Ballanard Road, Douglas, was refused by the Planning Committee on 22 April 2005 for non-compliance with Douglas Local Plan zoning for Low Density Housing in Parkland per Circular 8/89, proximity to road frontage, and detriment to character and amenity. The appellant argued it was not a second dwelling but ancillary accommodation, citing precedents, consistent siting with neighbours, and willingness for conditions tying use to the main house, while addressing neighbour privacy concerns via screening. The Council defended refusal on policy grounds, overdevelopment reducing parkland setting, potential for separate use, visibility from road, and neighbour impacts. The inspector found the proposal unacceptable under Circular 8/89 as it would add clutter to a modest site already dominated by the main house, cause overlooking and privacy loss to The Old Stables despite screening, and lack substantial need to outweigh objections. The appeal was recommended dismissed.
Precedent Value
Demonstrates strict enforcement of Circular 8/89 in Low Density Housing in Parkland; detached ancillary units likely refused on modest plots (1.2 acres) if appearing as separate dwellings or harming landscaping/privacy, even with conditions. Future applicants should prioritise larger sites, integral designs, or proven essential need.
Inspector: Terrence Kemmann-Lane
