23/00364/BRefused

23 August 2023 · Committee

Erection of a detached garage and annex above.

Brae Villa, Tromode Road, Douglas, Isle Of Man, IM2 5ej

Received4 Apr 2023

Validated12 Apr 2023

Consultation3 May 2023

Committee21 Aug 2023

Decided23 Aug 2023

5 months

Received4 Apr 2023

Validated12 Apr 2023

Consultation3 May 2023

Committee21 Aug 2023

Decided23 Aug 2023

5 months

Why Was This Refused?

✓Flat roof and block design considered unsympathetic to the existing dwelling and street scene
✓Building would fill the entire corner of the plot, creating an incongruous feature
✓Removal of mature boundary trees would harm the verdant character of the locality
✓Second-floor window would cause overlooking into the neighbouring property Tromode Lodge
✓Two-storey height and mass would have an overbearing impact on the neighbour, worsened by tree removal
✓Street scene along Tromode Road is characterised by pitched and hipped roof two-storey dwellings
✓design
✓character
✓trees
✓overlooking
✓neighbour_impact
✓The visual impact of the development on the street scene of Tromode Road and surrounding area
✓The impact of the development on neighbouring residential amenity
✓The potential conflict with use of the proposed building and occupants of the main building 'Brae Villa'
✓Impacts on Trees
✓Impacts on parking and highway safety

Permission was sought to erect a detached garage with an annex above at Brae Villa, a single-storey detached dwelling on Tromode Road in Douglas. The site sits on a roughly 0.2-acre plot bounded by mature trees and walling, within a street scene characterised by pitched and hipped roof two-storey properties with 1920s-style architecture. The application was refused by the Committee on 23 August 2023, in line with the officer's recommendation. Three separate refusal reasons were recorded. The flat roof design and overall appearance were found to be out of keeping with the existing dwelling and its context. The building's bulk and position would have filled the corner of the plot and required the removal of mature boundary trees, harming the character and visual amenity of the locality.

The application was refused on three grounds. The flat roof design, fenestration proportions, and general appearance were judged unsympathetic to the existing property and its surroundings. The bulk and position of the building would have filled the corner of the plot, required the removal of mature boundary trees, and created an incongruous feature out of keeping with the character of the area. A second-floor bedroom window on the western elevation would also have caused unacceptable overlooking and overbearing impacts on the neighbouring property, Tromode Lodge.

Site Observations

•The application site is the residential curtilage of Brae Villa, a detached dwelling situated on the south western side of Tromode Road in Douglas. The existing dwelling on site is a single storey pitched-roof main dwelling with split levels accommodation a basement which serves as a service void.
•The application site is set on a roughly 0.2 acre plot. The site is bounded by walling and a linear line of mature trees on the south western side, walling along the north eastern side and trees along the western and north western sides.
•The street scene along Tromode Road where the application site sits defined mainly by pitch and hipped roofed two storey dwellings, with the buildings tilting more towards 1920's architecture.

Refusal Reasons

✕The proposed garage with annex over, by reason of its flat roof design, fenestration proportions and general appearance, is considered to be an unsympathetic addition to the application property and as a result the development would detract from the appearance of the property as it fails to take into account the existing site context in terms of building design, form, and appearance. The proposal, therefore, conflicts with General Policy 2(b and f), and Strategic Policy 3 (b) of the Isle of Man Strategic Plan 2016, and Paragraphs 3.1.3 to 3.1.8 of the RDG 2021.
✕Due to the overall height, flat roof and block design, the proposal would fail to relate effectively with the locally distinctive patterns and form of development at the site and area, as it would fill the entire corner of the applicant's property, creating an incongruous feature that does not respect the original dwelling on site. The proximity of the development to the existing mature landscaping on the site boundary would also result in the removal of the existing mature landscaping on the site, leading to a decline in the character of the locality, noting the existing mature landscaping on the site and surrounding properties contribute to the visual amenity and sense of place of the locality known for its verdant nature. The proposal is, therefore, considered to be at variance with the character and identity of the locality and townscape, contrary to Environment Policy 42, and General Policy 2 (b, c and g), and the latter part of Strategic Policy 3(b) of the Strategic Plan.
✕The proposed second floor bedroom window on the western elevation, by virtue of its proximity to the boundary and height above the ground level, would result in unacceptable levels of actual and perceived overlooking from the proposal site into 'Tromode Lodge', to the detriment of the residential amenity. Likewise, the scheme, by virtue of its proximity, two storey height, and overall mass, would result in overbearing impacts, particularly as the existing mature landscaping which would serve to soften any overbearing impacts is to be removed. In this respect, the proposed development is considered to be unacceptable when assessed against General Policy 2 (g) and the relevant sections of the Residential Design Guide.

Policies Assessed (7)

GP2(BANDF)

General Policy 2

conflicts with General Policy 2(b and f)

SP3(B)

Strategic Policy 3

PARAGRAPHS3.1.3TO3.1

RDG 2021

EP42

Environment Policy 42

contrary to Environment Policy 42

pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''

GP2(B,CANDG)

General Policy 2

SP4(B)

Strategic Policy 4

failing the requirements of Strategic Policy 4 (b)

GP2(G)

General Policy 2

unacceptable when assessed against General Policy 2 (g)

Planning History (7)

04/00105/ARefused

Approval in principle for the erection of two residential buildings of up to ten apartments each, and parking to replace existing dwelling

Refused on review

06/00534/ARefused

Approval in principle for the erection of block of ten apartments with associated basement parking facilities to replace existing dwelling

Refusal

07/01101/ARefused2007

Approval in principle for a residential development with associated parking to replace existing dwelling

Refused

08/00421/ARefused

Approval in principle to erect two detached dwellings in garden area of Brae Villa

Refused

09/00163/BApproved

Erection of dwelling with garage in garden to rear of Brae Villa

approved

09/01820/AApproved

Approval in principle for the erection of two detached dwellings

approved

14/00782/BApproved2014

Erection of a detached garage with living accommodation over

refused on 11 September 2014. However, the decision to refuse the application was rescinded at appeal

Documents (20)

Officer Report Decision Notice Application Form

Source & Provenance

Official reference: 23/00364/B
Source authority: Isle of Man Government Planning & Building Control
Official record URL: No stable public per-application URL provided