15 February 2019 · Delegated
15a, Westminster Drive, Douglas, Isle Of Man, IM1 4ej
The proposal sought to erect a dwelling with associated parking on a parcel of backland to the rear of 15 Westminster Drive, Douglas, accessed via a narrow rear lane. This was a revised attempt following a refusal in November 2017 for a dormer bungalow on the same site. Officers accepted that the development would not harm the character of the surrounding area, but identified four decisive planning failures. The dwelling's presence and activity would harm the amenity of the neighbouring garden at 13 Westminster Drive. The proposed dwelling itself would have insufficient outdoor amenity space and a poor outlook from its principal rooms. The parking hardstanding fell short of the minimum length required for two vehicles — the standard for a two-bedroom dwelling — and because of this shortfall and the narrowness of the lane, parked cars would likely overhang into the lane, blocking access and creating road safety risks.
The application was refused on four grounds: harm to the residential amenity of the neighbouring property at 13 Westminster Drive; insufficient outdoor space and inadequate outlook for future occupants; parking provision that did not meet minimum length standards for two vehicles; and the likelihood that undersized parking would cause vehicles to encroach onto the narrow lane, preventing proper access and creating an unacceptable road safety risk.
Refusal Reasons
General Policy 2
does not affect adversely the amenity of local residents
General Policy 2
General Policy 2
Environmental Policy 42
Transport Policy 7
parking standards
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.
Transport Policy 4
Transport Policy 4: The new and existing highways which serve any n ew development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan. 11.3.2 Notwithstanding policies within this plan which encourage travel by means other than private car it is anticipated that the number of vehicles using the Island's roads will continue to increase. This increase in demand is likely to lead to a greater need for road impro vements in order that travel can take place in a safe, effective, and environmentally acceptable manner. The Department of Transport will continue to assess the need for such improvements to public highways and undertake works where appropriate, with much of the improvement within existing roads carried out under the provisions of the Town and Country Planning (Permitted Development) Order2005. The need for improvements to the Island's highway network must be balanced against the environmental objectives of this plan.
