Demolition of single storey flat roof elements at western side of building, and erection of a new dwelling on land to west of existing building (in...

Refusal Reasons

• ✗The application is considered to be contrary to Strategic Policy 1, Spatial Policy 4, Paragraph 4.3.11, Spatial Policy 5, General Policy 3 and Environment Policy 1 of the Strategic Plan (2016) and the site designations of the Sulby Local Plan (1998) and no 'other material considerations' have been identified that would outweigh these formally adopted policies which should be afforded significant weight having been informed by public consultation, public inquiry and adoption by Tynwald.
• ✗Whilst the design of the new dwelling would fit with the style of the buildings along the road to the east of the former hotel, the proposed siting, layout, scale, and arrangement of the new building on the site, would fail to relate positively and appropriately to the site character as it does not take into account a proper analysis of site context in terms of siting, layout, scale, and spaces between buildings, and would have a deleterious impact on the application site, by resulting in a particularly intrusive infill development within the site when viewed from the surrounding area. In fact, the new dwelling would be at jar with the Arts and Craft Design of the building on site, and would dominate views when approaching the site from the west along the MER and King Edward Road, thus diminishing the role of the existing building on the site. The proposal, therefore, conflicts with General Policy 2(b), and Strategic Policies 4 and 5 of the Isle of Man Strategic Plan 2016.
• ✗The parking and access arrangements as proposed would create an adverse impact on the existing highway, as the visibility in both directions would be below the acceptable standards, having obstructions impacting on the visibility, which would make it difficult for vehicles to exit the site in a safe and appropriate manner, contrary to the principles of General Policy 2(h and I) and Transport Policy 4 of the Strategic Plan (2016). The proposed parking would also fall short of the standards stipulated in Transport Policy 7 of the Strategic Plan and set out in the Manual for Manx Roads.
• ✗The scheme as proposed would result in vehicles projecting onto the adjoining public footway, and the visibility is such that would increase the potential for increased conflict and risk to pedestrians. This would be contrary to Transport policies 6 and General Policy 2 (h) of the Strategic Plan 2016.
• ✗Insufficient information has been provided to support that the proposed development would not impact on the ecology of the site or the adjacent site of conservation value, or result in adverse impacts on trees within the adjacent woodland, and as such the development is considered to be contrary to Environment Policies 3 and 4, and Strategic Policy 4 of the Strategic Plan.