11 September 2014 · Delegated
Brae Villa, Tromode Road, Douglas, Isle Of Man, IM2 5ej
This application sought permission to erect a detached garage with living accommodation on the first floor within the residential curtilage of Brae Villa, a detached dwelling on the south-western side of Tromode Road in Douglas. The site covers roughly 0.2 acres and is surrounded by a mix of detached and semi-detached properties. The application was refused by delegated decision on 11 September 2014. Officers identified concerns about the visual impact on the street scene, the effect on neighbouring residential amenity, and the relationship between the proposed building and the existing house. Two formal refusal reasons were issued. The development was found to be an inappropriate form of backland development that failed to provide adequate amenity for either the new or existing building.
The application was refused on two grounds. First, the proposed detached garage with living accommodation above was considered an inappropriate form of backland development, with a design and layout that failed to provide adequate amenity for either the new building or the existing house. Second, its prominent position and unsympathetic design were judged to harm the character and visual amenity of the street scene along Tromode Road.
Refusal Reasons
Isle of Man Strategic Plan 2007
fails to accord with the provisions set out in 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
Isle of Man Strategic Plan 2007
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.''
Predominantly Residential
The application site is located in an area zoned as Predominantly Residential
Approval in principle for the erection of two detached dwellings
Approval in principle to erect two detached dwellings in garden area of Brae Villa
Approval in principle for a residential development with associated parking to replace existing dwelling
Erection of dwelling with garage in garden to rear of Brae Villa
Approval in principle for the erection of block of ten apartments with associated basement parking facilities to replace existing dwelling
Re-roof dwelling with different materials
Approval in principle for the erection of two residential buildings of up to ten apartments each, and parking to replace existing dwelling
Construction of conservatory
