Erection of 6 detached houses and associated parking

Refusal Reasons

• ✗Due to the overall density of development, layout of the individual plots, design and landscaping of buildings and the spaces around them, coupled with the quantum of development on the application site, resulting in a visual overdevelopment of the site. The scheme would also result in significant loss of trees which have public amenity value and contribute to the character of the locality. It is, therefore, considered that the development would result in detrimental impacts on the character and appearance of the area and the context of this part of Douglas, which is defined by detached buildings laid out within large plots with mature landscaping, thus failing to comply with Strategic Policy 4(b), Strategic Policy 5, General Policy 2 (b, c & f), and Environment Policy 42 of the Strategic Plan.
• ✗Whilst the site is within an area designated for Residential use on the Area Plan for the East, the development will result in the definite loss of a substantial number of mature trees of category B classification, as defined by BS5837:2012 on site, without adequate provision made for their replacement within the site, and would result in the removal of more mature trees and canopy cover, whilst encouraging further removal of trees, which would result in a significant adverse impact on the character and appearance of the site and area. The proposal is, therefore, contrary to General Policy 2 (f), and Environment Policies 3 and 42.
• ✗It has not been demonstrated that the development could be undertaken without creating significant adverse impacts on the ecology of the site or biodiversity as insufficient information has been provided to indicate how the development could be sensitively integrated on site, without resulting in net loss of biodiversity. It is therefore, considered that the intensity of the development coupled with the lack of provision made within the scheme to address biodiversity concerns would be contrary to the requirements of General Policy 2 (d), Environment Policies 4 and 5 of the Strategic Plan, as well as, Strategic Objective 3.3 Environment (b), and habitat loss action 21 of the IoM Government Biodiversity Strategy.
• ✗The siting, height and design of Plot 2 which is proposed as part of the development would result in overbearing impacts, unacceptable overlooking and loss of privacy to the dwelling to the south (Sunny Cottage), contrary to General Policy 2 (g) of the Isle of Man Strategic Plan 2016, and the Residential Design Guide 2021.