28 August 2007 · Delegated - Director of Planning and Building Control
Mg Ltd, Modena House, Ballanard Road, Douglas, Isle Of Man, IM2 5pp
The proposal was for a three-car detached garage with workshop/storage in the roof space, measuring approximately 12.3m x 6.3m and 6.6m high to ridge, sited in the north-west corner of the site about 10m from Ballanard Road and 3m from the northern boundary, matching the style of the existing house.
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The officer judged the key issues as compliance with Planning Circular 8/89 for Low Density Housing in Parkland and any adverse visual impact on the street scene or neighbours, directly referencing th…
Low Density Housing in Parkland
Requires substantial high-quality buildings in at least 1 acre grounds sitting comfortably in landscaped parkland settings. Officer assessed the garage as adding 'built clutter' to a 'relatively modest proportions' site already containing a large house, impinging on open landscaping space needed for parkland character, directly applying prior Inspector's findings that screening did not justify policy departure.
Do not oppose
No objection
No objections; recommends smoke detection
Douglas Corporation, Douglas Drainage, DOT Highways Division, and Isle of Man Fire and Rescue Service raised no objections to application 07/01336/B, with Douglas Drainage requesting a specific condition on surface water discharge and Fire Service recommending smoke detection installation.
Douglas Corporation
No ObjectionDouglas Corporation have no objection to the proposals listed below.; 07/01336/B | Erection of a detached garage block, Modena House Ballanard Road
Douglas Drainage
Conditional No ObjectionDouglas Corporation acting as The Agent for the Department of Transport, under the Sewerage Act 1999 has no objection in principle to the above application subject to the following.
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.; In the event that this application is approved I should be grateful if these comments could be incorporated in the approval notice.
Department of Transport, Highways Division
No ObjectionDo not oppose; 07/01336/B | Erection of a detached garage block, Modena House Ballanard Road | DOUGLAS | Do not oppose
Isle of Man Fire and Rescue Service
No ObjectionPlanning Application N° 07|01336|B
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 for a detached garage block was refused by the Planning Committee due to conflict with Low Density Housing in Parkland policy under Circular 8/89. The appellant argued the garage is ancillary, not a dwelling, fits the site's needs for storage, improves on existing container clutter, and complies with policy unlike the prior guest lodge refusal. The Council defended refusal citing similarity to the previous dismissed guest lodge appeal, visual impact from the elevated site, and erosion of parkland character. Inspector Kirby distinguished the garage from a dwelling but concluded it adds unacceptable clutter in an elevated position visible seasonally, conflicting with policy objectives despite screening. No significant neighbour impacts were found beyond character harm. The appeal was recommended dismissed.
Precedent Value
This appeal sets precedent that Circular 8/89 applies beyond dwellings to ancillary buildings if they erode parkland character through clutter or visibility; future applicants must propose smaller, less prominent structures or prove no harm to open landscaped setting, even on qualifying plot sizes.
Inspector: Andrew D Kirby
