Approval in Principle for demolition of existing garage and erection of new detached dwelling

Refusal Reasons

• ✗The proposed development of the site via the erection of a dwelling is unacceptable because it would result in a cramped form of development, that would appear incongruous on this side of the access road, and which would out of keeping with the adjoin 4-storey residential development at the Reayrt Ny Baie complex opposite the site approx. 6.5m away to the east; and, the adjoining 2-storey dwelling at 10 Auckland Grove to the east of the site, which is also approx. 6.5m away from the indicated rear wall of the applications sketch dwelling. The submitted details, although indicative at this stage, emphasise the difficulties in accommodating a viable, in terms of accommodation to be provided, form of residential development. This is contrary to the advice contained in the Isle of Man Residential Design Guide 2021; and, the provisions of General Policy 2 (b), (c) and (g) of the Isle of Man Strategic Plan 2016.
• ✗The proposed development of the site via the erection of a dwelling is unacceptable because there would be an unacceptable degree of overlooking of windows serving living accommodation in the upper side wall of No. 10 Auckland Grove in that the occupants of the new dwelling due to: at the rear of the dwelling and from the rear deck in respect of these windows would be able to directly observe activities at No. 10 from the outdoor terrace serving the new dwelling and from ground, first floor and second floor level windows, be able to see up to and across to these higher level windows in the rear side elevation of No. 10; and, the proximity of the rear balcony/terrace serving No. 10, which would result in an unacceptable degree of overlooking of this rear balcony/terrace which would also be overlooked from views obtained from the rear windows in the new dwelling and from the rear decked area. This would be contrary to the advice contained in the Isle of Man Residential Design Guide 2021; and, the provisions of General Policy 2 (b), (c) and (g); and, Environment Policy 22 (iii) which covers - inter alia - light and noise pollution; and, Environment Policy 23 - of the Isle of Man Strategic Plan 2016.
• ✗The proposed development of the site via the erection of a dwelling is unacceptable because the occupants of No. 10 Auckland Grove would be able to see and observe activities and comings and goings to the rear of the new dwelling and would have direct window to window views across the rear garden area of the same windows in the new dwelling as advised in Reason 2 of this Refusal Notice. They would further obtain views of the rear balcony/terrace serving the new dwelling, all of which would result in an unacceptably low level of residential amenity for future occupants of any proposed dwelling on the site. This is contrary to the advice contained in the Isle of Man Residential Design Guide 2021; and, the provisions of General Policy 2 (g) and Environment Policy 23 (in part) of the Isle of Man Strategic Plan 2016.