**Document:** Planning Statement Prior Refusal **Application:** 18/00913/B — Erection of a dwelling with associated parking **Decision:** Refused **Decision Date:** 2019-02-15 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/29906-braddan-land-off-lane-new-build-dwelling/documents/1332175 --- # Planning Statement Prior Refusal 1800913 Planning Appeals Cabinet Office Government Office Douglas Isle of Man IM1 3PN AH-Grace Mr Andrew Henderson 4 Furman Close, Onchan, Isle of Man IM3 1BT Dear Sir/Madam, Re: 17/01146/B - Refusal of the Erection of dormer bungalow with off street parking Since the refusal of the above application back in November 2017 the Client and I have put forward some new ideas to try and alleviate the concerns the planning authority had with the proposal. Therefore it is with much anticipation that we present to you our resubmission for a dormer bungalow on the land to the rear of 15 Westminster Drive, Douglas, Isle of Man. As stated from the original case report there were five reasons given for the refusal of the development of the site. I intend to demonstrate how the client and I have resolved or minimised the effects of these concerns: R 1. The design of the dormer bungalow proposed is out of keeping with the surrounding built environment of Westminster Drive, and is therefore contrary to Environment Policy 42 and parts (b), (c) and (g) of General Policy 2 of the Isle of Man Strategic Plan 2016. Following the original refusal based on these objections, the dormer bungalow has been redesigned to reflect the character of the surrounding area of Westminster Drive, the client and I have walked through the street and have chosen key distinguishing features of the area and have replicated these on the proposed new build. These features include use of corner stones, bay windows & also fake port window as well as the general proportions of the proposed property. Therefore it is believed that this property now reflects the true character of Westminster Drive. R 2. Locating a dwelling here would adversely affect neighbouring residential amenity through the comings and goings associated with the dwelling and also owing to the impact a dwelling of this size adjacent the garden of the neighbouring 13 Westminster Drive would have on the enjoyment of the garden associated with that existing dwelling. The proposed dwelling is therefore contrary to part (g) of General Policy 2 of the Isle of Man Strategic Plan 2016. The dwelling has been reduced in size to minimize its visual impact on the neighbouring properties. The plans now include a small walkway between the proposed development and the boundary of No. 13 as well as the erection of a 1.8m high fence as agreed in principle with the property owner. All windows that overlooked the property have been removed and the use of skylight have been included for natural daylight. Therefore it is believed by myself, the client and the property owner of No. 13 that their privacy has been maintained and therefore would not have a negative impact. R 3. The dwelling proposed would have insufficient outdoor amenity space and an inadequate outlook from its principal rooms, contrary to paragraph 7.34.1 and Environment Policy 42 of the Isle of Man Strategic Plan 2016. The redesign of the property has reduced the total property size by 38% of its original footprint taking it from 101.67m² to just 63.71m² ensuring that the outdoor amenity space has increased to an acceptable standard. R 4. The hardstanding area proposed for the parking of vehicles does not meet the minimum length standard for a parking space for two private vehicles, which is the required number of parking spaces for a two-bedroom dwelling. The application is therefore contrary to Transport Policy 7 / Appendix 7 of the Isle of Man Strategic Plan 2016. The proposed new development encompasses two dedicated parking spaces each measuring 5.5m x 2.6m ensuring adequate space for two private vehicles as agreed appropriate by the highways authority given its location. R 5. As the hardstanding area proposed for the parking of vehicles does not meet the minimum length standard for a parking space for two private vehicles, the vehicles associated with the dwelling will likely overhang the hardstanding area, encroaching onto the lane and preventing its proper use. The application is therefore contrary to parts (h) and (i) of General Policy 2 of the Isle of Man Strategic Plan 2016. As stated above the new proposed development will encompass two dedicated parking spaces each measuring 5.5m x 2.6m therefore any parked vehicle will be completely contained within the boundary of the property. However with the removal of the existing boundary fence in favour of a hardstanding and overrun area, the use-ability of the lane will be improved as this will allow larger vehicles that previously struggled to make the manoeuvre around the bend to access and service other properties with ease such as oil deliveries etc. I hope the above satisfies the five points of concern depicted in the original refusal notification. Yours Sincerely Andy Henderson C.C. Mr W. McDowell, 15 West Minster Drive, Douglas, Isle of Man, IM1 4EJ --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/29906-braddan-land-off-lane-new-build-dwelling/documents/1332175*