30 June 2016 · Delegated
13, Cronk Drine, Union Mills, Isle Of Man, IM4 4ng
Permission was sought to create a dormer extension at 13 Cronk Drine, Union Mills, a one-and-a-half storey home at the top of a quiet residential cul-de-sac of similar late 1970s to early 1980s properties on a steep hill. The application was refused on 30 June 2016. The key concern was that the dormer, by virtue of its size, design, and position, would be overbearing on the immediately neighbouring property at number 14 and would harm the privacy of those living there. The fact that number 13 already sits on higher ground than number 14 made this impact more significant. The officer's assessment also considered the effect on the character of the existing building, the street scene, and the surrounding area, alongside the impact on neighbouring properties.
The application was refused because the proposed dormer, given its size, design, and position, was considered overbearing on the neighbouring property at number 14 Cronk Drine and would have adversely affected the privacy of its occupants. The site at number 13 already sits on higher ground than its neighbour, making the impact of the dormer more pronounced.
Refusal Reasons
General Policy 2
the proposal is not considered to comply with the relevant policies 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
