Demolition of existing three apartments on site and erection of six replacement dwellings

Refusal Reasons

• ✗The proposed siting, layout, scale, and arrangement of the new buildings 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, landscape features, and spaces between buildings, and would have a deleterious impact on the application site, by resulting in a particularly intrusive development within the site when viewed from the surrounding area. The proposal, therefore, conflicts with General Policy 2(b and f) of the Isle of Man Strategic Plan 2016, and Paragraphs 3.1.4 to 3.1.7 of the RDG 2021.
• ✗Due to the overall height, width, form and layout of the proposed development, the proposal would disrupt the general rhythm of the overall group of buildings, and result in an obtrusive built development within an area comprising mainly large houses within generous gardens associated with the dwellings. The development would also result in the removal of large areas of mature landscaping which contribute to the character of the locality and townscape, resulting in the decline of the landscape quality and nature conservation value of this urban area contrary to Strategic Policy 4(b), Environment Policy 42, and General Policy 2 (b, c and g), and the latter part of Strategic Policy 3(b) of the Strategic Plan.
• ✗The proposed second floor bedroom windows, by virtue of their proximity and height, would result in unacceptable levels of actual and perceived overlooking from the proposal site into 'West Hill', to the detriment of the residential amenity. Likewise, the scheme, by virtue of its proximity, height which towers to three storeys, and overall mass, would have an adverse impacts upon the outlook of 'West Hill' resulting in an overbearing impacts, particularly as the existing mature landscaping which would serve to soften any overbearing impacts would be removed. In this respect, the proposed development is considered to be unacceptable when assessed against General Policy 2 (g) and the relevant sections of the Residential Design Guide.
• ✗The potential for the loss of biodiversity on site would adversely affect the site character, and would detrimentally affect the amenity value of the mature landscaping within the site. The proposal also has the potential to adversely impact on a variety of biodiversity such as feeding, sheltering and breeding birds, feeding and commuting bats, and invertebrates due to the loss of the mature garden habitats linked to an established wooded area which houses protected species, and there is insufficient information to clearly ascertain the resulting impacts on ecology or that the appropriate mitigation has been provided for ecological loss. Therefore, the proposal is contrary to General Policy 2 (d), Strategic Policy 4(b), Paragraph 7.8.6, and Environment Policy 4 of the Strategic Plan (2016), and the IOM Biodiversity Strategy 2015 to 2025.