8 March 2018 · Delegated
25, Falcon Cliff Court, Douglas, Isle Of Man, IM2 4ah
This application sought permission to create a parking area for four vehicles on land abutting Palace Road, to the rear of 25 Falcon Cliff Court, Douglas. The land in question forms part of the garden area to the south east of the dwellinghouse, with the boundary to the highway marked by a low stone wall and vegetation. The application was refused on 8 March 2018. The decision found that the proposed car parking would harm the character of the streetscene and visual amenity, primarily because it would require the removal of the roadside bank, and the resulting parking area would appear out of keeping with its surroundings. Highway safety in relation to access was also identified as a key issue during the assessment. The officer recommended refusal, and the delegated decision matched that recommendation.
The application was refused because the proposed car parking area was judged to harm the character of the streetscene and visual amenity. Removing the roadside bank and introducing car parking was considered to appear out of keeping with the surrounding area. The proposal was found to conflict with relevant policies in the Isle of Man Strategic Plan 2016.
Refusal Reasons
General Policy 2
respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them
General Policy 2
does not affect adversely the character of the surrounding landscape or townscape
Environment Policy 42
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
General Policy 2
does not affect adversely the amenity of local residents or the character of the locality
General Policy 2
General Policy 2
does not have an unacceptable effect on road safety or traffic flows
Transport Policy 4
Transport Policy 4: The new and existing highways which serve any n ew development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan. 11.3.2 Notwithstanding policies within this plan which encourage travel by means other than private car it is anticipated that the number of vehicles using the Island's roads will continue to increase. This increase in demand is likely to lead to a greater need for road impro vements in order that travel can take place in a safe, effective, and environmentally acceptable manner. The Department of Transport will continue to assess the need for such improvements to public highways and undertake works where appropriate, with much of the improvement within existing roads carried out under the provisions of the Town and Country Planning (Permitted Development) Order2005. The need for improvements to the Island's highway network must be balanced against the environmental objectives of this plan.
Transport Policy 7
parking provision must be in accordance with the Department's current standards
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
