Erection of detached dwelling to the rear of No. 11 Ballanard Road, New Dwelling to be serviced via Terance Avenue

Refusal Reasons

• ✗Due to the overall density of development, layout of the site, design and landscaping of the building and the spaces around them, coupled with the quantum of development on the broader site area, it is considered that the proposal would result in a visual overdevelopment of the site. The scheme would also result in significant loss of an established green corridor which has public amenity value and contributes to the character of the site and locality. It is, therefore, considered that the development would result in a particularly noticeable intrusive backland development within the site when viewed from the surrounding area, and would have a deleterious impact on the application site and 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 curtilages with mature landscaping, thus failing to comply with Environment Policy 42, General Policy 2 (b, c, f & g), and Strategic Policy 3(b) of the Strategic Plan.
• ✗Due to the separating distance between the new dwelling and existing dwelling at Creggan Ashen, 11 Ballanard Road, the position of new fenestrations to habitable rooms on the proposed dwelling, and the nature of boundary treatment between both properties, it is considered that there would be unacceptable levels of overlooking from the first floor rear bedroom windows of the existing dwelling at Creggan Ashen, 11 Ballanard Road, resulting in significant adverse impacts upon the residential amenities of the occupants of the new dwelling, contrary to General Policy 2 (g) of the IOM Strategic Plan 2016 and the principles set out in the Residential Design Guide.
• ✗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 it has not been established that the recommended ecological mitigation could be secured as conditions of approval. The development would also result in the loss of a significant section of the existing green corridor on this part of the locality which has ecological and environmental benefits for the microclimate and biodiversity. It is therefore, considered that the intensity of the development coupled with the inability to implement all recommended mitigation measures for the development within the current scheme to address biodiversity concerns would be contrary to the requirements of General Policy 2 (d), Strategic Policy 4 (b) of the Strategic Plan, as well as Strategic Objective 3.3 Environment (b), and habitat loss action 21 of the IoM Government Biodiversity Strategy.
• ✗Whilst the site is within an area designated for Residential use on the Area Plan for the East, the development will result in the loss of a mature tree on site, with potential to impact on tree root areas for neighbouring trees, without adequate provision made for their protection and replacement planting within the site, whilst encouraging further removal of trees, resulting in significant adverse impacts on the character and appearance of the site and area. The proposal is, therefore, contrary to General Policy 2 (f) and Environment Policy 3.