Refusal Decision Notice 08/02015/B

Town and Country Planning Act 1999

Town and Country (Development Procedure) Order 2005

M P Associates Ltd 12 Strathallan Crescent Douglas Isle Of Man IM2 4NR

In pursuance of powers granted under the above Act and Order the Department of Local Government and the Environment does hereby REFUSE the following application made on behalf of:

Name: Raven Hill Resources Ltd Proposal: Demolition of existing dwelling and erection of two semi detached dwellings with associated parking at:

• Homefield
• The Level
• Colby
• Isle Of Man
• IM9 4AL

which was considered on 4th December 2008, for the reasons set out below. Date of Issue: 8th December 2008 Murray House Mount Havelock Douglas

Reason(S) For Refusal:

1. The proposed dwelling would represent a poor replication of the traditional property which is being replaced and the other buildings alongside it. The cottages in the row have regular lines of windows in each floor - the proposed dwelling has two sizes of window in the upper floor and a wider porch than is generally the case for traditional properties. The inclusion of toilets within the front porch structure is not likely to be particularly pleasant for the occupants of the proposed properties as the windows serving these rooms are immediately adjacent to the footway. The roof of the property is to be finished in a material that is not slate, thus not sympathetic to the streetscene and the inclusion of overhanging eaves without the kneeler stones of the adjacent properties nor dentilled cornicing on the existing property and roofing which extends beyond the gable walls, all represent features which are not found on the traditional properties alongside.

1. The inclusion of balconies and the increase in the number of dwellings and therefore occupants of the buildings on the site will result in opportunities for overlooking and

perceptions of being overlooked from the properties to the rear, opportunities and perceptions which do not presently exist.

1. The arrangements for parking and access are inadequate to serve two properties: the access does not provide for two vehicles to pass and the parking spaces are tandem spaces with inadequate space for vehicles to turn, thus resulting in considerable movement and thus potentially nuisance for those in Stone House from vehicles driving and potentially reversing up and down the access road to get in and out of the site and potential for confusion and detriment to road safety when an emerging vehicle may meet one trying to access the site.

1. It is considered that the site is not of a sufficient size to satisfactorily accommodate two dwellings with the required access and parking.

1. The proposed building is deeper than the existing and as such the longer western gable and greater massing come much closer to Stone House than does the existing and as such is likely to dominate the rear of this property and adversely affect the light and outlook therefrom.

1. The application contains insufficient information to demonstrate the full impact of the dwelling in terms of any reference or information relating to the existing building and no information or drawings of the other properties in the streetsce ne or to the rear which are considerably lower than the application building.

This decision was made by the Acting Senior Planning Officer in accordance with the authority delegated to him under Article 3(13) of the Town and Country (Development Procedure) Order 2005.

Guidance Note

The decision contained in this notice does not become final until either;

• The time for requesting an appeal has expired; or
• Any appeal has been determined;

Whichever is the later.

Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.

A form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department’s website www.gov.im/dlge/planning/plan/applications/decision.xml

A copy of the Officer’s report, which led to this decision, is attached for reference. This report, together with correspondence relative to the application, is available for inspection by anyone wishing to view it at the Department.