23 August 2007 · Planning Committee
Site Of Fomer Dwelling Adjacent To, 22, Shore Road Underway, Port St Mary, Isle Of Man, IM9 5dx
The proposal involved building a three-storey dwelling (ground floor garage, first floor living/kitchen, second floor bedroom/bathroom) on a formerly vacant site next to a registered building (RB203 at 22 Shore Road and Old Sail Loft), in a mixed-use village centre area by the harbour.
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The site is in a mixed-use area with surrounding dwellings, so residential principle is acceptable. The proposal has the same footprint and depth as No.22 but lower ridge height (9.2m vs 11.4m), so no…
Environment Policy 42
Requires new development in existing settlements to take account of particular character and identity of locality in terms of buildings and landscape features. Officer assessed proposal as well-designed with traditional form, materials and scale matching adjacent properties in intimate harbour village setting.
Housing Policy 4
New housing located primarily within existing towns and villages (Port St Mary identified in Strategic Plan para 5.8). Site in mixed-use village centre with surrounding dwellings supports residential infill.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans and materials
This permission relates to the erection of a dwelling as shown in drawing reference WL/07/1030/2 and /4 and the site and location plans all received on 23rd May, 2007. For clarification, the front elevation must be finished in natural stone to match that on the adjoining building and not as shown in drawing -/3 in render.
Windows
The windows in the new dwelling must be timber framed sliding sashes as shown in the approved drawings and retained as such in perpetuity.
No permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.)
Do not oppose
Note received (recommends smoke detection - Building Regs)
Note received (water connections)
Port St Mary Commissioners objected due to overdevelopment, design incompatibility, and heritage impact; Highways Division had no objection; Fire and Rescue Service recommended smoke detection; a neighbour objected on right to light grounds.
Key concern: over development of the site
Port St Mary Commissioners
ObjectionPort St Mary Commissioners now wish to confirm their objections to the above Planning Application.; they could not support the Planning Application on the grounds that it was an over development of the site, and the proposed building by it’s size and design would not be in keeping with the surrounding properties.; The addition of a single bed dwelling with integral garage could compromise the heritage aspect of the area
Highways Division of the Department of Transport
No Objection07/00998/B | Erection of a dwelling with integral garage (In association with 07/01000/CON), Site Of Fomer Dwelling Adjacent To 22 Shore Road Underway | Do not oppose
Isle of Man Fire and Rescue Service
Conditional No ObjectionThe installation of mains wired, interconnected domestic smoke detection conforming to BS 5446 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended
Conditions requested: The installation of mains wired, interconnected domestic smoke detection conforming to BS 5446 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended in accordance with Section 1 of the Building Regulations 2000 – Approved Document B
The original application (07/00998/B and 07/01000/CON) for erection of a dwelling with integral garage on a vacant site adjacent to a Registered Building (No.22 Shore Road) was permitted by the Planning Committee. Port St Mary Commissioners appealed, arguing the proposal would have an overbearing effect on Harbour Cottage, compromise rights to light, and feature inappropriate dormer windows cluttering the front elevation. The applicants and Planning Committee defended the scheme as modest in scale, matching adjacent buildings, using traditional materials, and acceptable in the village streetscene, with the Planning Committee recommending conditional approval. The inspector, following a public inquiry and site visit, found the design appropriate, impacts on Harbour Cottage limited, and the proposal in accordance with policy, recommending dismissal of the appeal and upholding the permission grant subject to conditions.
Precedent Value
This appeal shows that appeals against permissions can fail if proposals match local character and have prior building evidence; applicants should prioritise geometric analysis of light impacts and secure committee support, while appellants need strong evidence beyond general overbearing claims.
