4 March 2019 · Delegated
51, Brunswick Road, Douglas, Isle Of Man, IM2 3nw
The application sought to replace an existing detached double garage at the rear of Brunswick Road Lane, east of Brunswick Road in Douglas, within a Conservation Area. The existing garage — with a shallow pitched corrugated roof and prefabricated concrete panels — was considered unattractive and harmful to the character of the area. The replacement garage, while taller, was judged to have more appropriate design and finishes, representing an enhancement rather than a harm under Conservation Area policy EP35. Three main issues were assessed: visual impact on the Conservation Area, effects on neighbouring amenities, and the size and use of the garage. Although the taller building has a greater potential impact on neighbours, the officer concluded that existing boundary treatments, the east-to-west orientation of the sun, the presence of an existing summerhouse, and the distance from neighbouring properties meant the impact would not be significant enough to justify refusal. The garage's 6m x 6m footprint does not meet Manual for Manx Roads parking guidelines, but it matches the size permitted under the Permitted Development Order in most locations; the Conservation Area designation is the sole reason a formal application was required.
The replacement garage was approved because its improved design and materials enhance the Conservation Area compared to the existing unattractive structure. Neighbouring amenity impacts were judged acceptable given boundary treatments, sun orientation, and distances involved. A condition limiting use to domestic parking and storage ensures the building remains ancillary to residential use and does not harm the character of the 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, provided that the development:
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
Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
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 approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The garage hereby approved shall only be used for the parking of private cars and domestic related storage and shall not be used for the parking of commercial vehicles and/or for the repair/maintenance of commercial vehicles.
Demolition works, alterations, erection of extension and creation of vehicular access (in association with 18/01112/CON)
applicants currently property Nr 51 Brunswick Road, which is to the north of this site
Registered Building consent for demolition works, alterations, erection of extension and creation of vehicular access (in association with 18/01111/B)
applicants currently property Nr 51 Brunswick Road, which is to the north of this site
Construction of garage
