Why Was This Refused?
- ✓Site designated as Woodland in the local plan, not allocated for housing
- ✓Development would have damaged trees and broken through the roadside stone wall, harming the streetscape
- ✓Site is prominent within a Conservation Area and the proposal would have harmed its character
- ✓Proposed driveway access had inadequate visibility
- ✓Decided by Planning Committee on written evidence
- ✓character
- ✓trees
- ✓heritage
- ✓access
- ✓highways
This application sought permission to erect two houses with a shared vehicular access on a strip of land at the harbourside in Castletown, between St Mary's Vicarage and 5 Bridge Street. The land accommodates a number of trees and a stone roadside wall that contribute to the character of this part of Castletown. The application was refused by the Planning Committee. The site is identified in the adopted local plan as Woodland, providing the setting for the nearby Lorne House, and is not designated for residential development. The proposed houses would have required breaking through the roadside wall and removing lower tree vegetation, adversely changing the streetscape. The site is also prominent within the Conservation Area, visible from across the harbour, and the development was judged to be detrimental to the character and appearance of that area.
The Planning Committee refused this application. The site is designated as Woodland in the adopted local plan and is not allocated for housing. Building two houses would have broken through the roadside wall, removed lower tree vegetation, and damaged the streetscape. The site sits within a Conservation Area and the development would have harmed its character and appearance.
Site Observations
- •strip of land on the northern side of Bridge Road opposite the Umber Quay and between St. Mary's Vicarage and 5, Bridge Street
- •accommodates a number of trees and a stone roadside wall all of which contribute significantly to the appearance and character of this part of Castletown and the Conservation Area
- •prominent as a view point from across the harbour
- •canopy and massing of the trees is perhaps most important at the upper level, forming an impressive backdrop
- •concept of enclosure - that the wall is enclosing Lorne House
Refusal Reasons
- ✕This site is not designated for development: rather it is identified on the adopted local plan as Woodland - woodland which serves to provide the setting for an established substantial dwelling, Lorne House. The development of housing as proposed would result in a breach of the roadside wall and would interrupt the existing expanse of trees which are visible as part of the streetscape but which also provide a visual edge to the grounds of Lorne House. Whilst the top of the tree canopy would still be visible above the trees, the lower vegetation of the trees and those branches and foliage which overhangs the roadside wall would be lost and the streetscape would be changed adversely as a result.
- ✕The site is also a prominent and important one within the Conservation Area where the Department has a responsibility to seek to preserve or enhance the character and appearance of the Area. The proposed development would not preserve the existing attractive appearance or positive character of the site and the area surrounding it and as such would be detrimental to the Conservation Area.
- ✕The visibility from the proposed driveway is inadequate to serve the needs of the development.
- ✕This review has been considered by the Planning Committee on written evidence. Any additional submissions not previously circulated to interested parties are enclosed herewith.
