9 August 2022 · Delegated
28, Belgravia Road, Onchan, Isle Of Man, IM3 1hh
Permission was sought to alter and extend a two-storey detached house at 28 Belgravia Road, Onchan, to provide additional and improved living accommodation and garage space. The existing property includes a hipped-roof main dwelling, a front extension, a flat-roof dormer, and a flat-roof garage on the north elevation. The application was refused by the Department of Environment, Food and Agriculture on 9 August 2022. The key planning concern was the proximity of a row of registered trees near the north boundary of the site, with the proposal judged likely to have a negative impact on those trees. The officer's assessment also considered the impact of the proposal on the character and street scene of the area and on the amenities of neighbouring residents, alongside the effect on the house itself.
The application was refused on 9 August 2022. The deciding authority concluded that the proposed alterations and extensions were likely to have a negative impact on the registered trees close to the north boundary of the site, and that the proposal failed to comply with the relevant strategic planning policy.
Refusal Reasons
General Policy 2 of the Strategic Plan
This application is likely to have a negative impact on the registered trees and is considered to fail to comply with General Policy 2 of the Strategic Plan.
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
