Additional use of self-contained annex for long-term letting (Class 3.3)

Refusal Reasons

• ✗The proposal is considered contrary to General Policy 2(c) and (g), Strategic Policy 2, and Housing Policy 17 of the Isle of Man Strategic Plan 2016, together with Section 6.5 of the Area Plan for the East and the Residential Design Guide (2021). The introduction of an additional independent dwelling within the curtilage of 11 Abbey Woods would depart from the established pattern of single-household plots that defines the estate, eroding its low-density character and increasing severability risks. While Housing Policy 17 supports conversions, this is conditional on safeguarding amenity and respecting local character, which the proposal fails to achieve. The Strategic Plan directs new housing to appropriate locations and seeks to maintain settlement integrity by directing new housing to appropriate locations, rather than enabling ad hoc subdivision within established single-family curtilages. Accordingly, the principle of development is not accepted.
• ✗Whilst the proposal introduces no alterations to the building itself, the functional changes arising from independent occupation, including fenced subdivision, dedicated parking, and separate servicing, would materially fragment the plot and disrupt the coherent pattern of single-household curtilages that defines Abbey Woods. The estate is characterised by open landscaped frontages and minimal boundary treatments, creating a uniform and spacious street scene. The proposed layout introduces physical and functional subdivision, servicing clutter, and intensification incompatible with this planned character. These outcomes fail to respect the site and surroundings in terms of layout and spaces around buildings, contrary to General Policy 2(b), (c), and (g), Strategic Policy 5, and Environment Policy 42 of the Isle of Man Strategic Plan 2016, together with Section 6.6 of the Area Plan for the East and the Residential Design Guide (2021), which require development to maintain local distinctiveness and make a positive contribution to the environment.
• ✗The proposal fails to provide satisfactory amenity for future occupiers of the annex and compromises the amenity of the host dwelling. The fenced garden allocated to the annex is extremely limited in depth, creating a visually confined space with fencing positioned close to primary habitable room windows. Outlook from the lounge is restricted to fencing within 2.0-2.6 m, and the bedroom outlook is dominated by hardstanding and parked vehicles. The shared servicing zone at the annex entrance accommodates parking, garage access, and bin storage, eroding privacy and usability. These outcomes fail to respect spaces around buildings and do not provide satisfactory amenity standards as required by General Policy 2(d), (e), (g), and (h) of the Isle of Man Strategic Plan 2016, and conflict with the Residential Design Guide (2021).
• ✗While the proposal meets numerical parking standards under Transport Policy 7, the spatial arrangement creates a shared functional zone for parking, garage access, bin storage, and pedestrian movement. This overlap forces pedestrians, including annex occupiers with buggies or prams, to navigate an area dominated by vehicles and servicing activity, increasing conflict and reducing safety. These outcomes are contrary to General Policy 2(h), Transport Policy 6, and Strategic Policy 10(c), which require safe and convenient access for all highway users and integrated servicing arrangements.