Conversion of a car repair garage into a single dwelling with on-site parking

Refusal Reasons

• ✗The new dwelling would have an unacceptable standard of amenity by virtue of the poor outlook from the only primary windows on the west elevation facing the rear lane and serving all the primary rooms on the ground floor, and the lack of an acceptable outdoor amenity space. In fact, the scheme as proposed would result in a very dark and oppressive living accommodation on the ground floor with no pleasant or clear outlook for future occupants when using the primary rooms. Accordingly, the proposal would be contrary to General Policy 2 (h) which requires new development to provide satisfactory amenity standards in itself, and the Strategic Objectives of the Strategic Plan which promotes high standards of residential amenity in new developments.
• ✗By virtue of the design and layout of the proposed development being set out such that majority of the primary spaces created would have no direct access to natural lighting and heating, the proposal is considered to be in conflict with the requirements of General Policy 2 (n) which requires that new development should have due regard to best practice in reducing energy consumption, as well as the Strategic Objectives of the Strategic Plan which seeks to 'reduce energy consumption by encouraging more efficient use of energy through conservation...'.
• ✗The erection of the new first floor terrace which has views over large sections of the site area of the Ellen Vannin Old People's home situated directly east of the application site, at a distance less than 10m is considered unneighbourly and would adversely affect the privacy and enjoyment of this neighbouring property, contrary to General Policy 2 (g) of the Strategic Plan.