12/00266/ARefused

12 April 2012 · Senior Planning Officer (Anthony Holmes)

Approval in principle to remove existing dwelling and outbuildings and erection of four dwellings

The Craft Centre, Kionslieu Hill, Foxdale, Isle Of Man, IM4 3hb

Received22 Feb 2012

Validated29 Feb 2012

Decided12 Apr 2012

50 days

Received22 Feb 2012

Validated29 Feb 2012

Decided12 Apr 2012

50 days

Why was this refused?

Incompatibility of terrace design with traditional street scene and courtyard character
Adverse impact on surrounding landscape character
Unacceptable overlooking and loss of privacy to Rose Hill
Inadequate private amenity space for dwellings
Loss of attractive, reusable historic buildings
Conflict with Foxdale Local Plan guidance on village-scale development

The proposal involved demolishing the existing attractive stone buildings arranged around a courtyard at the Old Craft Centre site, which has historical links to Foxdale House, and replacing them with a terrace of four modern two-storey dwellings plus associated parking.

Refusal Reasons

✗By reason of the siting, layout, scale, form and design of the proposed buildings it is considered that the proposal would not respect the site and surroundings and would adversely affect the character of the surrounding landscape and would therefore be contrary to part b) and c) of General Policy 2 of the Strategic Plan.
✗The proposed development would be contrary to g) of General Policy 2 of the Strategic Plan as the proposed development would result in overlooking of "Rose Hill" which would adversely affect the amenities of those occupying the neighbouring property. The proposed development would also be contrary to h) of General Policy 2 as there is unsatisfactory amenity space to serve the proposed development.

Documents (5)

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Decision & Reasoning

Refused12 April 2012

The officer found the proposed terrace of four modern dwellings would not 'respect the site and surroundings in terms of the siting, layout, scale, form, design' as required by GP2(b), being at odds w…

Policies Assessed (6)

GP2

General Policy 2

Requires development to respect site/surroundings in siting/layout/scale/form/design (b), not adversely affect landscape character (c), not harm neighbour amenity (g), and provide satisfactory amenity standards (h). Officer assessed proposal fails (b)/(c) due to terrace incompatible with traditional properties/courtyard; fails (g) with 6.3m overlooking to Rose Hill; fails (h) lacking private gardens.

SP5

Spatial Policy 5

New development must positively contribute to environment, supported by Design Statement where appropriate. Terrace seen as harmful to surroundings, not positive.

HP6

Housing Policy 6

Residential zoned land per area plan brief or para 6.2 criteria. Terrace lacks good/innovative design, resembles estate development contrary to Foxdale Local Plan.

ENV42

Environment Policy 42

New development in settlements must reflect local character/identity; no inappropriate backland or loss of green space. Proposal ignores traditional style, harms character.

ENV43

Environment Policy 43

Supports regeneration reusing sound fabric over demolition. Existing attractive stone buildings of sound construction could be reused, enhancing area.

F/P/RB/2

Foxdale Village Plan Policy - Registered Buildings

Retain original features/appearance of listed buildings (paras 8.2-8.8 Foxdale Local Plan). Existing outbuildings linked to historic Foxdale House; loss unacceptable.

Public Comments (3)

SupportIsle of Man Water and Sewerage Authority(statutory consultee)

no objection subject to conditions on sewer connection and no surface water to foul drains

SupportPatrick Commissioners(parish)

no comment would be made

Objectionowners/occupiers of Rosehill Cottage (Julia and Mike Duffy)(neighbour)