1 October 2019 · Delegated
61, Port E Chee Avenue, Douglas, Isle Of Man, IM2 5eu
The proposal sought to create an off-road parking space at 61 Port E Chee Avenue, a split-storey detached bungalow with no existing on-site parking, situated on a steeply inclined street. The parking bay would have been set on a raised platform measuring 4.2m by 5.7m, rising between 1m and 1.74m above ground level, with an estimated overall height of up to 3.2m when viewed from the neighbouring property at number 63. The structure would also have included a staircase down to the property and a bin store. The key planning concerns were the impact of the raised platform's design, size, and materials on the character of the existing property and the wider street scene, and the risk of overlooking to the neighbouring property. The proposal was found to conflict with General Policy 2 of the Isle of Man Strategic Plan 2016 and the Department's Residential Design Guidance (March 2019).
The application was refused because the raised platform's design, scale, and materials would unacceptably harm the character of the existing property and the surrounding area. The structure would also cause overlooking to a neighbouring property. These harms meant the proposal failed to meet General Policy 2 of the Isle of Man Strategic Plan 2016.
Refusal Reasons
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
