28 November 2005 · Planning Committee
Site Of Former Nursery, Lower Dukes Road, Douglas, Isle Of Man, IM2 4bq
The application sought approval in principle for seven large two-storey houses (mostly five-bedroom with roof space used, double garages and driveways) on the site of a former nursery in Lower Dukes Road, Douglas, a vacant plot surrounded by medium/large detached dwellings.
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The officer assessed that the submitted application has been 'improved greatly compared to previous application', with the number of seven dwellings 'appropriate with the site and that of the surround…
Time limit for reserved matters
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
Approved plans
This approval relates to the submitted documents, and shown in drawings 04.1529.01, 04.1529.02 and 04.1529.03 all received on 2nd September 2005.
Layout and design not approved
Planning Approval has hereby not been given to the design or layout of the dwellings as submitted and future application should take into account a more generous allocation of rear gardens and also reduce the overlooking onto neighbouring properties.
Highway design
The road width and layout for the development must comply with the urban lane specification in Manx Roads 1. A footway must be provided along Dukes Road frontage of the development.
Drainage
In accordance with the requirements of the Borough of Douglas Drainage Department, No surface water will be permitted to enter the public sewer situated in Duke's Road. We advise that perculation tests are carried out within the site to ascertain the suitability for soakaways prior to detailed design.
Bats
The applicant should contact the Manx National Heritage, concerning the bats which roost and feed within and around the trees along the boundary of the site.
Disability access
The applicant should contact the Disability Access Office regarding access for wheelchair users to and from the estate.
this application is more in keeping with the density of the area and is preferable to the previous proposal
no adverse traffic impacts subject to conditions
no objection subject to no surface water to public sewer and percolation tests
Statutory consultees including Highways Division, IoM Water Authority, Douglas Drainage, Manx National Heritage, and Disability Access Office raised no objections subject to specific conditions related to roads, water, drainage, bats, and accessibility; public representations included objections on overdevelopment, parking, trees, and privacy.
Key concern: bat commuting routes and tree retention
IoM Water Authority
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: condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws
Manx National Heritage
Conditional No ObjectionOur concerns about both the previous planning application and this new one relate to bats; the Brown Long-eared Bat, is reluctant to cross open spaces, so it is particularly important to retain trees and shrubs along its commuting routes
Conditions requested: continuity of trees along the boundaries of the site should be maintained; Where trees have to be felled for access to the estate, they should be replaced as soon as possible by well-grown saplings; Any rot holes or crevices in trees to be removed should be carefully inspected beforehand in case bats are roosting in them. If bats are found, work on the tree should stop and the Wildlife and Conservation Office of D.A.F.F. should be contacted; During building work, storage of materials and heavy equipment close to trees should be avoided
Highways Division
Conditional No ObjectionNo adverse traffic impacts subject to the imposition of the following condition(s); In the interests of road safety
Conditions requested: The road width and layout for the development must comply with the urban lane specification in Manx Roads 1; A footway must be provided along the Dukes Road frontage of the development
Douglas Drainage
Conditional No ObjectionNO OBJECTION In principle subject to
Conditions requested: No surface water will be permitted to enter the public sewer situated in Duke's Road; perculation tests are carried out within the site to ascertain the suitability for soakaways prior to detailed design
Disability Access Office
No ObjectionConditions requested: Estate layouts should ensure there are dropped kerbs at all road junctions and that appropriate tactile paving is provided; Dropped kerb crossing places should also be provided at various points along any road although these can be provided by way of driveways to properties; If however the alternative 'shared surface' option is used then there should be a clear delineation line between pavement and road to assist people with sight impairment; Where common parking is to be provided then 5% should be designated for disabled parking; The dwelling should be built under the Part M Building Regulations and where possible built to be as accessible as possible for all disabilities including unassisted wheelchair users
