Why Was This Refused?
- ✓Demolition of one existing dwelling to build two replacement dwellings
- ✓Scheme considered a visual overdevelopment of the site
- ✓Design and density at odds with the detached character of the surrounding area
- ✓Second-floor windows would cause unacceptable overlooking into a neighbouring garden
- ✓Harm to residential amenity of 6 Carrick Park
- ✓overdevelopment
- ✓character
- ✓design
- ✓overlooking
This application sought permission to demolish the existing dwelling at East View, Sulby Bridge, and replace it with two new dwellings, along with minor changes to the site entrance. The application was refused by the Acting Head of Development Management on 17 July 2024. The decision notice identified two clear planning concerns. The overall density, plot layout, and design of the proposed development were considered to overdevelop the site and be out of keeping with the character of this part of Sulby, where detached houses on medium-sized plots are the norm. The scheme was judged to conflict with the established context and appearance of the area. A second concern related to the proposed semi-detached dwelling's north-facing second-floor bedroom windows.
The application was refused on two grounds. First, the overall density, layout, and design of the two replacement dwellings was considered to overdevelop the site and clash with the character of the surrounding area, which is defined by detached houses on medium-sized plots. Second, second-floor bedroom windows on the north elevation of the proposed semi-detached dwelling would cause unacceptable overlooking into the rear garden of the neighbouring property at 6 Carrick Park.
Refusal Reasons
- ✕Due to the overall density of development, layout of the individual plots, design and landscaping of buildings and the spaces around them, coupled with the quantum of development on the application site, the proposal is considered to result in a visual overdevelopment of the site. The scheme is also considered to be at variance with the context, character and appearance of this part of Surby, which is defined by detached buildings laid out within medium sized plots, thus failing to comply with Strategic Policy 3(b), Strategic Policy 5, General Policy 2 (b, c & f), and Environment Policy 42 of the Strategic Plan.
- ✕The siting, height and design of the proposed second floor bedroom windows on the north elevation of the north facing semi-detached dwelling, which is proposed as part of the development would result in unacceptable levels of actual and perceived overlooking from the proposal site into the rear garden of 6 Carrick Park, to the detriment of the residential amenity, and contrary to General Policy 2 (g) of the Isle of Man Strategic Plan 2016, and the Residential Design Guide 2021.
