23 August 2007 · Committee
Brae Villa, Tromode Road, Douglas, Isle Of Man, IM2 5ej
This application sought approval in principle to demolish the existing detached house at Brae Villa, Tromode Road, Douglas, and replace it with a residential development of flats with associated parking. The site covers approximately 0.12 hectares with around 37.5 metres of road frontage. The officer report identified three main planning concerns: whether the proposed flats would offer adequate amenity space and parking for residents; whether the existing vehicular access would provide sufficient visibility given the expected increase in use; and whether affordable housing would be delivered as part of the scheme. The site sits at a point where Tromode Road transitions from suburban housing to the open green space of the playing fields and Port e Chee Meadow. The officer noted that the leafy character around the existing house contributes positively to this setting. The application was refused by the committee, in line with the officer's recommendation.
The committee refused this application for approval in principle. The officer also recommended refusal. The key planning concerns identified in the officer report included whether the proposed flats would have adequate external space and parking, whether visibility at the vehicular access would be sufficient given increased use, and whether affordable housing would be provided.
General Policy 2
Isle of Man Strategic Plan 2007
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
Housing Policy 5
Isle of Man Strategic Plan 2007
Housing Policy 5: In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that 25% of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more. The term affordable housing is defined by the Department as housing which is either: directly provided by the Department; or directly provided by Local Authorities; or meets the criteria for the Department's House Purchase Assistance Scheme 2004 (and any successor schemes approved by Tynwald). 8.7 New Housing in Existing Settlements 8.7.1 Recent Local Plans and Area Plans have included development briefs guiding the design and layout of land which is zoned for residential use. Such briefs should not needlessly prescribe design, but should indicate site-specific constraints, the need for provision of public facilities or amenities (such as play areas, neighbourhood shops, or land for schooling, open space, or road improvements), and, if appropriate, the maximum or minimum density and the need for the inclusion of an element of affordable housing. Where these briefs state that an optimum density should be achieved this should not be used as an argument for higher density development which has an adverse effect on the residential amenity of adjoining properties or the character of the area.
Recreation Policy 3
Isle of Man Strategic Plan 2007
and other Island -wide considerations relevant at the time. c. As there is uncertainty over the need for and the timing of their release, the two residential Strategic Reserve S ites (SR1 and SR3) are shown as being outside the settlement boundar y for Colby. Pending any additiona l land release, the se Strategic Reserve Sites will be subject to General Policy 3 (Development outside of area s zoned for development) of the Isle of Man Strategic Plan and development will not be permitted that would prejudice their future use. If, and w hen an identified Reserve Site has been released, the site would then form part of the built up area and taken to be within the identified settlement boundary and subject to General Policy 2 (Development within land-use zones) of the Isle of Man Strategic Plan.
Transport Policy 7
Isle of Man Strategic Plan 2007
