20 January 2011 · Planning Committee
Salt Wood, Shore Road Underway, Port St. Mary, Isle Of Man, IM9 5dx
The proposal involved a contemporary flat-roofed dwelling with sedum roof, large glazing, cantilevered balcony and tandem parking on a sloping site between the Old Sail Loft (RB 209) and a public right of way along Shore Road Underway.
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The Committee found the dwelling's size, massing and design represented over-development with over-bearing impact on the roadway, footpath and streetscene.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design/landscaping (GP2b), not adversely affect townscape character (GP2c), and amenity/character of locality (GP2g). Officer noted modern design 'very different' from streetscene but could contrast acceptably; Committee found massing/scale/design failed these tests, overbearing on streetscene and out of place.
Environment Policy 42
Requires new development in settlements to take account of locality's character/identity; prevents inappropriate development removing open/green spaces contributing to visual amenity/sense of place. Site not identified open space to preserve but Committee found design so different in shape/mass/glazing/style it harmed locality character and Registered Building setting.
Environment Policy 35
Within Conservation Areas (site in proposed CA), permits only development preserving/enhancing character/appearance, protecting special features. Conservation Officer supported modern contrast preserving RB setting; Committee disagreed re: impact on RB209 setting.
great improvement, demonstrates village open to new ideas
no objection
do not oppose (after amended plans)
Port St Mary Commissioners object to the design and boundary issues; drainage comments via Commissioners require specific sewerage compliance; Manx Electricity Authority requests pre-construction contact; multiple local residents object on heritage, highway safety, parking, and site constraint grounds.
Key concern: Design unsympathetic to proposed heritage area and impact on Registered Building Old Sail Loft
Port St Mary Commissioners (Drainage)
Conditional No ObjectionThere must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s)
Conditions requested: Any changes to approved drainage proposals must be discussed with Isle of Man Water & Sewerage Authority prior to work commencing; Dwelling must be connected to public sewer(s) in manner acceptable to Authority; All drainage works must conform to 'Manx Sewers for Adoption' with inspections/surveys including CCTV at developer's expense; Communication fee payable under Sewerage Act 1999; 21 days' written notice to Drainage Authority prior to communication to public sewer per section 4(3) Sewerage Act 1999; NO discharge of surface water to foul drainage systems; Establish existing surface water disposal and discuss with Drainage Authority; Supply copy of Building Control Application re surface water discharge
Port St Mary Commissioners
ObjectionThe design is not sympathetic to the proposed heritage area in which the proposed dwelling will sit; the red line on the plan does not represent the position of the boundary owned by the applicants
Manx Electricity Authority
Conditional No ObjectionSee Note 2; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Conditions requested: Applicant must contact MEA Planning Department (Tel. 687781) to discuss electricity supply
The original application for a modern two-storey dwelling with off-street parking on a derelict plot adjacent to the Registered Old Sail Loft was refused by the Planning Committee against officer recommendation, citing over-development, overbearing impact, and design harmful to the streetscene and setting of the Registered Building under GP2b and EP42. The appellant argued the high-quality modern design responded to site constraints and was supported by officers and Conservation Officer. The Inspector agreed, finding no overbearing effect or harm to the Registered Building and recommending allowance. However, the Deputy Minister rejected this on design grounds, deeming the modern style out of place, dismissing the appeal on 15 June 2011 while suggesting a more traditional design might succeed.
Precedent Value
Modern designs require strong evidence of contextual enhancement; Ministers may override Inspectors on subjective townscape/setting issues in Conservation Areas. Applicants should propose traditional styles near Registered Buildings in historic villages, as suggested for resubmission.
Inspector: David Ward BSc(Hons) CEng MICE FCIHT
