17 May 2023 · Delegated
24, Richmond Grove, Douglas, Isle Of Man, IM1 3jz
This application sought permission to convert an existing car repair garage at 24 Richmond Grove, Douglas into a single dwelling with on-site parking. The garage is located on the western side of a cul-de-sac and backs onto a narrow rear lane. The application was refused by delegated decision on 17 May 2023. The decision identified three distinct planning problems. First, the only primary windows serving the ground floor rooms face the rear lane, which officers found to be dark and oppressive, offering no pleasant outlook and no usable outdoor amenity space for future residents. Second, because most of the main living spaces would have no direct access to natural light, the scheme was considered to conflict with requirements to reduce energy consumption through good design.
The application was refused on three grounds. The proposed dwelling would provide a very poor standard of living conditions, with ground floor rooms relying solely on windows facing a dark, narrow rear lane and no acceptable outdoor amenity space. Most primary rooms would also lack adequate natural light, raising concerns about energy efficiency. Additionally, a proposed first floor terrace would overlook the adjacent Ellen Vannin Old People's Home at less than 10 metres, unacceptably harming the privacy of that neighbouring property.
Refusal Reasons
provides satisfactory amenity standards in itself
the proposal would be contrary to General Policy 2 (h) which requires new development to provide satisfactory amenity standards in itself
is designed having due regard to best practice in reducing energy consumption
the proposal is considered to be in conflict with the requirements of General Policy 2 (n)
does not affect adversely the amenity of local residents or the character of the locality
contrary to General Policy 2 (g) of the Strategic Plan
Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area
considered to be in compliance with general Policy 2 and Environment Policy 35 of the Strategic Plan
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.
