12 December 2018 · Delegated
1, Cooil Veg, Andreas, Isle Of Man, IM7 4eu
Permission was sought to alter and extend a detached bungalow at 1 Cooil Veg, Andreas. The property sits in a cul-de-sac alongside five other bungalows, and the wider area along Oatlands Road is characterised by single-storey, shallow-pitched roof dwellings. The application was refused in December 2018. Officers found that the proposed extension's size, design, and form would harm the character of the host dwelling and the appearance of the street scene. A second reason for refusal was that the extension's closeness to 25 Oatlands Avenue would be unduly imposing on that neighbour and would cause an unacceptable loss of privacy. Both refusal reasons were based on the extension being out of keeping with the established single-storey character of the area and its harmful relationship with the immediately adjoining property.
The application was refused on two grounds. First, the size, design, and form of the proposed extension were considered to have an unacceptable impact on the character of the bungalow and the surrounding street scene, which is characterised by single-storey, shallow-pitched roof properties. Second, the extension's proximity to 25 Oatlands Avenue was judged to be unduly imposing and would result in an undue loss of privacy for that neighbouring property.
Refusal Reasons
Isle of Man Strategic Plan 2016
The proposed extension due to its size, design and form would have an unacceptable impact on the character of the host dwelling and on the street scene, as such it would be contrary to General Policy 2 of the Isle of Man Strategic Plan 2016.
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
Isle of Man Strategic Plan 2016
The proposed extension, due to its proximity to 25 Oatlands Avenue, would be unduly imposing and result in an undue loss of privacy contrary to General Policy 2 of the Isle of Man Strategic Plan 2016.
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
