10 June 2019 · Delegated
45, Ballanard Road, Douglas, Isle Of Man, IM2 5hb
Permission was granted for alterations and an extension to a large semi-detached dwellinghouse at Cronk View, 45 Ballanard Road, Douglas. The site sits in an area with a mix of house types, including bungalows and two-storey dwellings, and the ground falls noticeably to the west and south-west. The officer assessed the proposal against key planning considerations including the character and appearance of the area, the impact on neighbouring residents, and parking and highway safety. The site's physical characteristics — its boundary wall, vegetation, and the significant change in ground level — were noted as limiting how visible the extension would be from the surrounding area. The application was approved under delegated authority on 10 June 2019, subject to five conditions.
The application was approved by delegated decision. The officer considered the proposal acceptable in terms of its character and appearance, impact on neighbouring properties, and parking and highway safety. The site's boundary wall, vegetation, and significant change in ground level to the west limit the visibility of the extension from the surrounding area.
General Policy 2
Development within land-use zones
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
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
All external facing and roofing materials to be used in the development, hereby approved, shall match those of the existing building where appropriate, in respect of their type, colour and finish.
Condition 3
The development hereby approved shall be implemented in accordance with the recommendations of the Tree Report, prepared by Douglas Chalk and submitted in support of the application on 4th March 2019, including the installation of protective measures which shall be installed in the precise location, to the specification and maintained for the duration recommended by the report.
Condition 4
Prior to the commencement of the development hereby approved a precommencement meeting shall take place at which the applicant, the appointed contractor (if any) and a representative from the Department are all present. A record of the points raised and actions agreed at this meeting shall be submitted to and agreed in writing by the Department prior to commencement.
Condition 5
The extension hereby approved shall not be occupied at any time other than for purposes incidental to the residential use of the dwelling at 45 Ballanard Road or known as Cronk View and shall not be occupied as an independent dwelling unit.
