2 September 2008 · Delegated - Director of Planning and Building Control (M. I. McCauley)
The Lodge, Lower Dukes Road, Douglas, Isle Of Man, IM2 4bl
The application sought approval in principle to erect a dwelling and garage on land adjoining Sutton Oak on Lower Dukes Road in Douglas, which forms part of the existing residential curtilage shared with Sutton Oak and Sutton Oak Cottage, both owned by the applicant.
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The officer assessed the proposal against the Douglas Local Plan, noting the site is zoned as predominantly residential, making the principle of residential development acceptable.
General Policy 2
GP2 (b), (g) & (h) referenced by objector as tests for acceptability; officer implied compliance by finding development compatible with residential zoning and no adverse amenity impact. The policy requires assessment of amenity, character, and highways, which were considered acceptable on balance.
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.
Site defined by drawing
This permission relates to the application site as defined by the red line on drawing no. G/101/1 date stamped the 9th June 2008. No consent is granted for the siting of the new dwelling or for any engineering works shown on this particular drawing.
Vehicular turning space
Vehicular access arrangements must include a turning feature to permit a motor car to turn around within the site, so that the vehicle can emerge from the site in a forward gear.
Sight lines in reserved matters
Any subsequent reserved matters planning application must include details of sight lines and visibility splays for any vehicular access into and from the application site. Note: The Highways Division of the Department of Transport have advised that a 2.4 m by 23 m visibility splay is required.
No objection subject to visibility splay condition (2.4m by 23m)
No objection
No objection subject to conditions on drainage layout
The principle is not opposed provided it satisfies GP2 (b), (g) & (h)
Highways and Water Authority do not oppose subject to visibility splay and water connection conditions; Douglas Drainage has no objection subject to drainage layout approval; Douglas Building Control raises no objection; Andrew Jessopp supports the principle as compliant with policy.
Highways and Water Authority
Conditional No ObjectionDo not oppose subject to the imposition of the following conditions; Visibility splays of 2.4 metres by 23 metres are required for this development
Conditions requested: Visibility splays of 2.4 metres by 23 metres are required for this development
Isle of Man Water Authority
Conditional No ObjectionSee Note (2); The 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; For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Borough of Douglas Drainage Department
Conditional No Objectionwould have no objection with the following conditions; Drainage layout required
Conditions requested: 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 drainage layout must comply with the Department of Transport Drainage Division’s requirements; Appropriate measures must be taken by the developer/occupier of the premises to ensure compliance with the legislation; It should be noted that it is an offence under Manx legislation to permit the discharge of polluting or harmful matter to any public sewers or watercourses
Borough of Douglas Building Control
No Objectionthe committee agreed not to raise an objection to the application
Andrew Jessopp
SupportThe site lies within an area zoned as predominately residential in the Douglas Town Plan, so the principle is not opposed; Provided this windfall development can satisfy GP2 (b), (g) & (h) etc then the proposal appears to be in accordance with policy
