Approval in principle for erection of two dwellings with access off Larch Hill Grove, to replace existing building

Refusal Reasons

• ✗The development of the site for two dwellings, by reason of the limited size, shape, gradient and confined nature of the site, would appear cramped and visually obtrusive, to the detriment of the character and appearance of the site and surrounding area. The proposed development fails to comply with criteria (b) and (c) of General Policy 2 of the Isle of Man Strategic Plan 2007 and is unacceptable. There are no material considerations which override these concerns.
• ✗The site contains and is surrounded by trees, some of which have important visual amenity value. There is insufficient information provided with the application for the Planning Authority to properly consider the effect of the development on the trees, as well as no information on the condition and health of the trees. There is a risk that a number of trees of important amenity value would have to be removed which would be detrimental to the character and appearance of the site and surrounding area. Moreover, the proposed dwellings and their gardens would be in shade for much if not all of the time and there would be future pressure to remove existing trees of amenity value. The proposed development fails to comply with Strategic Policy 4 and General Policy 2 criteria (c) and (f) of the Isle of Man Strategic Plan 2007 and is unacceptable. There are no material considerations which override these concerns.
• ✗The development of the site for two dwellings, by reason of the cramped and confined nature of the site; the lack of useable amenity space; and the fact that much of the site will be in shade for most if not all the time, will afford the occupants of the development a poor and unsatisfactory living environment. The proposed development fails to comply with criterion (h) of General Policy 2 of the Isle of Man Strategic Plan 2007 and is unacceptable. There are no material considerations which override these concerns.
• ✗The application contains insufficient information on the method of foul and surface water drainage for the Planning Authority to ascertain whether adequate drainage infrastructure would be in place for the proposed development. The proposed development fails to comply with Infrastructure Policy 1 and General Policy 2 criterion (j) of the Isle of Man Strategic Plan 2007 and is unacceptable. There are no material considerations which override these concerns.