30 November 2017 · Delegated
15a, Westminster Drive, Douglas, Isle Of Man, IM1 4ej
The application (ref 17/01146/B) sought permission to erect a dormer bungalow with off-street parking on land off the lane at the rear of Westminster Drive in Douglas, Isle of Man. The decision was made by a Senior Planning Officer under delegated authority, and the application was refused. The refusal reasons included that the proposed dormer bungalow design was considered out of keeping with the surrounding built environment. The decision also cited adverse effects on neighbouring residential amenity, insufficient outdoor amenity space and inadequate outlook from principal rooms. Further reasons for refusal related to the parking hardstanding not meeting minimum parking space length standards and the likelihood that vehicles would overhang and encroach onto the lane.
The application was refused. The decision stated that the proposed dormer bungalow would be out of keeping with the surrounding built environment and would adversely affect neighbouring residential amenity. It also found deficiencies in outdoor amenity space and outlook, and that the parking layout would not meet minimum space length standards and could lead to vehicles overhanging onto the lane.
Refusal Reasons
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.''
General Policy 2
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
Transport Policy 7
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
