18 May 2009 · Planning Committee
Store, 21, High Street, Port St Mary, Isle Of Man, IM9 5dp
The proposal involved converting a standalone pitched-roof garage (6m deep by 5.4m wide, painted pink) into a small residential unit with up to 37 sq.m net floor area (excluding garage space), including dormers on front and rear roof pitches.
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The officer assessed the proposal against General Policy 2 (GP2) of the Strategic Plan, noting the site's mixed-use zoning supports residential use in principle and loss of garaging was acceptable as …
General Policy 2
GP2 permits development in line with zoning if it respects site/surroundings in siting/layout/scale/design (b), does not adversely affect townscape character (c), and provides satisfactory amenity standards including access/parking (h). Officer found failure on (b)/(c) due to dormers creating unattractive, out-of-keeping appearance in garage-dominated streetscene; failure on (h) due to zero external amenity space. No issues with other criteria like highways or drainage.
No objections to the principle of a small two storey dwelling with integral garage; suggest condition limiting to single bedroom accommodation with one parking space; note no foul drainage connection and no highways consultation.
Port St Mary Commissioners support the principle of the garage conversion with conditions on bedroom number and parking; Drainage Division raises concerns over drainage connections and surface water disposal recommending refusal if no alternatives found; Highways Division defers pending information on garage's current use.
Key concern: No surface water disposal method available, recommending refusal
Port St Mary Drainage
Conditional No ObjectionIf no other methods of surface water disposal can be found, the Drainage Division of the Department of Transport request that this application be refused on these grounds.; A Communication Fee will be payable to the Department of Transport in respect of this drainage connection.
Conditions requested: Proposed development must be connected to the public sewer(s); Full details of the foul and surface water disposal routes from this dwelling must be submitted as part of any subsequent detailed planning application; NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s); Necessary percolation tests are carried out and approved prior to any detailed planning application to support the soakaway proposal
Port St Mary Commissioners
Conditional No ObjectionNo objections will be submitted by the Commissioners to the principle of a small two storey dwelling with integral garage on this site.; Provision of one integral car parking space should be in accordance with the current requirements for a one bed room apartment.
Conditions requested: Dwelling can only be used as single bedroom accommodation
Highways Division
No CommentDefer | Information required on the current use of the garage to determine if this proposal will create on street parking problems at another location.
The original application (PA07/1455) for conversion of the existing church hall into a 2-storey dwelling was refused by the Department of Local Government and the Environment. The appellant argued that the building should be re-used, public amenity space in the village was sufficient, and minor external areas could serve as amenity space. The Department defended the refusal primarily on lack of dedicated external open space. The inspector found the site lacked sufficient private amenity space, with front area mostly public footpath and rear windows opening onto uncontrolled land, leading to unsatisfactory living conditions. The appeal was dismissed on 1st April 2008, confirming the refusal.
Precedent Value
Demonstrates that conversions in constrained village sites must provide dedicated private amenity space meeting planning standards; re-use principle does not override living condition requirements. Future applicants should secure and include all necessary land in proposals upfront.
Inspector: John S Turner
