Demolition of existing dwelling and erection of two semi detached dwellings with associated parking

Homefield, The Level, Colby, Isle Of Man, IM9 4al

Received27 Oct 2008

Validated3 Nov 2008

Decided8 Dec 2008

42 days

Received27 Oct 2008

Validated3 Nov 2008

Decided8 Dec 2008

42 days

Why Was This Refused?

✓Proposed design out of character with the traditional Manx cottages in the row
✓Non-slate roofing material and mismatched architectural details not sympathetic to the streetscene
✓Balconies and increased occupancy creating new overlooking of rear properties
✓Access road too narrow for two vehicles to pass and parking spaces inadequate
✓Site too small to satisfactorily accommodate two dwellings with proper access and parking
✓Deeper building footprint would dominate and reduce light and outlook for neighbouring Stone House
✓design
✓character
✓materials
✓overlooking
✓highways

This application sought permission to demolish an existing traditional Manx cottage at Homefield, The Level, Colby, and replace it with two semi-detached dwellings with associated parking. The application was refused by the Acting Senior Planning Officer under delegated authority. The proposed design was found to be a poor match for the traditional cottages in the row, with inconsistent window sizes, a wider porch, non-slate roofing, and eave and gable details not found on neighbouring properties. The new building would also be deeper than the existing, bringing greater massing closer to the adjacent Stone House and reducing its light and outlook. Further concerns included the introduction of balconies creating overlooking of rear properties where none currently exists, and inadequate access and parking arrangements that would cause inconvenience and potential road safety issues. The site was considered too small to accommodate two dwellings with the necessary infrastructure.

The application was refused on 8 December 2008. The proposed design was considered a poor replication of the traditional Manx cottages in the row, using non-slate roofing and features out of keeping with the streetscene. The addition of balconies and extra occupants would introduce overlooking of neighbouring properties to the rear that does not currently exist. The access and parking arrangements were also found to be inadequate for two dwellings, and the site was considered too small to accommodate them satisfactorily.

Site Observations

•The site represents the curtilage of an existing dwelling which sits on the southern side of the A7 Main Road just to the east of the Croit-e-Caley Road between Ballakilloway and Colby.
•The existing property is a traditional Manx cottage with shop bay window on the front elevation and vehicular access to the west of the building to a small garage to the rear of the house.
•The dwelling has a rear two storey annex whose roof is slightly lower than the main ridge.
•There is a rear garden which is lower than the ground level at the front of the dwelling which is grassed and bounded by a stone wall.
•To the west of the site is another Manx cottage, Stone House which is of similar proportions but smaller than the application property.
•To the east is a stone outbuilding with its gable to the road.
•To the rear of the property are two relatively modern properties - Lindisfarne to the south west and Pine View to the south east.

Refusal Reasons

✕The proposed dwelling would represent a poor replication of the traditional property which is being replaced and the other buildings alongside it. The cottages in the row have regular lines of windows in each floor - the proposed dwelling has two sizes of window in the upper floor and a wider porch than is generally the case for traditional properties. The inclusion of toilets within the front porch structure is not likely to be particularly pleasant for the occupants of the proposed properties as the windows serving these rooms are immediately adjacent to the footway. The roof of the property is to be finished in a material that is not slate, thus not sympathetic to the streetscene and the inclusion of overhanging eaves without the kneeler stones of the adjacent properties nor dentilled cornicing on the existing property and roofing which extends beyond the gable walls, all represent features which are not found on the traditional properties alongside.
✕The inclusion of balconies and the increase in the number of dwellings and therefore occupants of the buildings on the site will result in opportunities for overlooking and perceptions of being overlooked from the properties to the rear, opportunities and perceptions which do not presently exist.
✕The arrangements for parking and access are inadequate to serve two properties: the access does not provide for two vehicles to pass and the parking spaces are tandem spaces with inadequate space for vehicles to turn, thus resulting in considerable movement and thus potentially nuisance for those in Stone House from vehicles driving and potentially reversing up and down the access road to get in and out of the site and potential for confusion and detriment to road safety when an emerging vehicle may meet one trying to access the site.
✕It is considered that the site is not of a sufficient size to satisfactorily accommodate two dwellings with the required access and parking.
✕The proposed building is deeper than the existing and as such the longer western gable and greater massing come much closer to Stone House than does the existing and as such is likely to dominate the rear of this property and adversely affect the light and outlook therefrom.
✕The application contains insufficient information to demonstrate the full impact of the dwelling in terms of any reference or information relating to the existing building and no information or drawings of the other properties in the streetsce ne or to the rear which are considerably lower than the application building.

Policies Assessed (1)

HP18

Housing Policy 18

contrary to Housing Policy 18 which supports the retention and re-use of houses which are fit for human habitation

Housing Policy 18: Applications which would involve the loss of existing housing which is fit for habitation or which could be made fit at reasonable cost will not usually be approved unless accompanied by firm proposals for replacement housing. CHAPTER 9 BUSINESS & TOURISM CONTENTS 9.1 Introduction 9.2 Industry, Storage and Distribution 9.3 Commerce 9.4 Retailing 9.5 Tourism CHAPTER 9 BUSINESS AND TOURISM 9.1 Introduction 9.1.1 The Government's central policies include the pursuance of "manageable and sustainable growth based on a diversified economy" and ensuring that "the Island has a population which is sufficient in skills to serve the needs of the community and the economy". These policies have enabled the Department to formulate the Strategic Economic Objectives set out in Chapter 3 (at paragraph 3.4). 9.1.2 Having regard to these Objectives, the Department has proposed Strategic Economic Policies in Chapter 4 (at paragraph 4.4). In terms of their impact on employment, these policies may be combined to produce the following single general policy:-

Documents (37)

Officer Report Decision Notice Application Form

Source & Provenance

Official reference: 08/02015/B
Source authority: Isle of Man Government Planning & Building Control
Official record URL: No stable public per-application URL provided