24 June 2014 · Committee
Braddan Bridge House, Peel Road, Braddan, Douglas, Isle Of Man, IM4 4tn
This application sought permission to extend the existing fire escape platform at Braddan Bridge House, remove steps, and create a new pedestrian access onto Braddan Road. The property is used as accommodation by the Joey Dunlop Foundation and has been adapted to be suitable for disabled users, with ground-floor access into the house and a first-floor fire escape leading down the side of the building to the garage. The main planning considerations were the visual impact of the elongated walkway on the surrounding streetscene, the acceptability of a new pedestrian access onto the Braddan Road footway, and whether any vegetation would be affected. The site lies within an area designated as Woodland in the Braddan Local Plan 1991, though the house itself predates that designation. The Department of Infrastructure approved the application on 24 June 2014, subject to three conditions. An amendment was also incorporated allowing the existing external stair to be retained.
The Department of Infrastructure permitted the proposal, subject to three conditions. The key planning questions were whether the extended walkway would harm the streetscene, whether a new pedestrian access onto Braddan Road was acceptable, and whether any vegetation would be affected. The application was approved with an amendment allowing the existing external stair to be retained.
General Policy 2 of the Strategic Plan
the general principles included in General Policy 2 of the Strategic Plan are considered appropriate in this case
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
Braddan Local Plan of 1991
The site lies within an area designated on the Braddan Local Plan of 1991 as Woodland although the house was in existence at that time
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Notwithstanding the submitted plans, the existing external stair may be retained.
Condition 3
Within 3 months of the erection of the new walkway both the existing and proposed railings/handrails must be painted black and maintained as such thereafter.
