1 March 2012 · Delegated
Africa House, Woodbourne Road, Douglas, Isle Of Man, IM2 3ap
Permission was granted for the erection of a replacement garage block with living accommodation at Africa House, Woodbourne Road, Douglas. The scheme was a revised, smaller proposal following the withdrawal of an earlier application, and was specifically designed to reflect the architectural character of Africa House itself. The site sits within a Conservation Area and slopes away from Woodbourne Road, with the existing house set considerably lower than the adjacent highway. A stone boundary wall and mixed tree planting screen the site from the road. The officer's report identified the impact on neighbouring amenity and the effect on the Conservation Area's character and appearance as the principal planning issues. The application was approved on 1 March 2012 under delegated powers, with three conditions attached to the permission.
The application was approved on 1 March 2012 under delegated powers. The officer recommended approval and the formal decision followed that recommendation. The key planning considerations were the impact on neighbouring amenity and the effect on the character and appearance of the Conservation Area.
General Policy 2
Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Environment Policy 35
It is judged that the development would comply with EP35.
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This permission relates to the erection of a replacement garage block with living accommodation, Africa House, Woodbourne Road, Douglas as shown by 2012/48/01B, 2012/48/02B, 2012/48/03C, 2012/48/04C, 2012/48/05C and 01 Tree Survey received 16th January 2012.
Condition 3
The external finishes of the approved building must match those of Africa House unless otherwise agreed in writing with the Planning Authority.
Conversion and extension of existing garage block into garage and offices and construction of new garage block.
Permitted.
Extension to create garage, office reception and toilets.
Permitted.
Roof light window alterations and creation of temporary office and associated staff accommodation.
Permitted.
Erection of first floor extension.
Permitted.
Erection of replacement garage block with living accommodation above.
Withdrawn.
