Erection of a detached garage and annex above.

Refusal Reasons

• ✗The proposed garage with annex over, by reason of its flat roof design, fenestration proportions and general appearance, is considered to be an unsympathetic addition to the application property and as a result the development would detract from the appearance of the property as it fails to take into account the existing site context in terms of building design, form, and appearance. The proposal, therefore, conflicts with General Policy 2(b and f), and Strategic Policy 3 (b) of the Isle of Man Strategic Plan 2016, and Paragraphs 3.1.3 to 3.1.8 of the RDG 2021.
• ✗Due to the overall height, flat roof and block design, the proposal would fail to relate effectively with the locally distinctive patterns and form of development at the site and area, as it would fill the entire corner of the applicant's property, creating an incongruous feature that does not respect the original dwelling on site. The proximity of the development to the existing mature landscaping on the site boundary would also result in the removal of the existing mature landscaping on the site, leading to a decline in the character of the locality, noting the existing mature landscaping on the site and surrounding properties contribute to the visual amenity and sense of place of the locality known for its verdant nature. The proposal is, therefore, considered to be at variance with the character and identity of the locality and townscape, contrary to Environment Policy 42, and General Policy 2 (b, c and g), and the latter part of Strategic Policy 3(b) of the Strategic Plan.
• ✗The proposed second floor bedroom window on the western elevation, by virtue of its proximity to the boundary and height above the ground level, would result in unacceptable levels of actual and perceived overlooking from the proposal site into 'Tromode Lodge', to the detriment of the residential amenity. Likewise, the scheme, by virtue of its proximity, two storey height, and overall mass, would result in overbearing impacts, particularly as the existing mature landscaping which would serve to soften any overbearing impacts is to be removed. In this respect, the proposed development is considered to be unacceptable when assessed against General Policy 2 (g) and the relevant sections of the Residential Design Guide.