3 November 2020 · Planning Committee
Site Of Fomer Dwelling Adjacent To, 22, Shore Road Underway, Port St Mary, Isle Of Man, IM9 5dx
The proposal involves building a modern three-storey house with a garage on a corner plot in a historic harbour area, using charred Siberian Larch hit-and-miss cladding, standing seam zinc roof, and retractable shutters to screen windows and the garage door.
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The officer assessed that the contemporary design would not harm the special architectural or historic interest of adjacent Registered Buildings (including The Old Sail Loft, RB 203), as it contrasts …
General Policy 2
Requires development to consider and respect the character and appearance of the area. Officer found the unobtrusive modern design with dark materials acceptable in the historic streetscene, not competing with adjacent taller buildings.
Environment Policy 35
Requires preservation or enhancement of area's character and appearance, particularly in context of proposed Conservation Area. Proposal deemed to have acceptable impact by contrasting with historic buildings, reinforcing their dominance.
Transport Policy 7
Requires car parking in accordance with Appendix 7 standards (2 spaces per dwelling). Two integral spaces plus additional on-site area met requirements.
Environment Policy 32
Requires consideration of Registered Buildings' special interest; adverse effects not permitted. New build found not to harm adjacent RB 203 by contrasting design.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Materials approval
Prior to the commencement of works on the approved scheme a schedule of materials as they apply to the external finish of the building must be approved in writing by the Department, and the development must be carried out in accordance with these details. The scheme must be carried out in accordance with the approved drawings in particular with the shutters applied which may be closed as well as opened.
Parking retention
The parking spaces shown within the ground floor of the building must be retained and available for the parking of vehicles associated with the occupation of the approved dwelling.
Ground levels approval
Prior to the commencement of any works in respect of the approval hereby granted, the applicant must have approved in writing by the Department, details of the existing and proposed ground levels representative of the elevations already submitted and the development must be undertaken in accordance with these detail.
Do not oppose
No objection to contemporary approach, scale and massing appropriate; prefers design option C but supports approval subject to materials approval and retention of shutters
Highways Services Division stated no opposition to the application and no encroachment on highway land; Port St Mary Commissioners strongly objected due to design incompatibility with streetscape and over-intensive development.
Key concern: modern design out of keeping with the streetscape and failure to preserve historical continuity
Highway Services Division
No ObjectionDo not oppose
Highway Services Division
No ObjectionFrom our records, we believe there is no such encroachment associated with the Appeal site.
Port St Mary Commissioners
ObjectionThe Board strongly objected on the grounds that the proposed development is a modern design out of keeping with the streetscape. It fails to preserve historical continuity of the area associated with the Port’s sailing history. Additionally, the Board considers this application to be over intensive development of the land.
The original application 20/00989/B for erection of a dwelling with integral garage was approved by DEFA despite objections from Port St Mary Commissioners. The Commissioners appealed, arguing the modern timber-clad design with zinc roof and shutters would harm the character of the proposed Conservation Area, adjacent Registered Buildings, and residential amenity compared to a prior stone approval. The applicant and planning authority defended the contemporary design as referencing historical industrial use, subordinate to traditional buildings, and compliant with policies, citing a nearby modern precedent. The inspector found the proposal acceptable on appearance/character and living conditions, recommending dismissal subject to conditions on materials, shutters, levels, parking, and landscaping. The Minister accepted this, dismissing the appeal and upholding approval on 11 June 2021.
Precedent Value
Affirms that in proposed CAs, high-quality contemporary designs can preserve/enhance character by differentiating from and subordinating to heritage assets, especially with historical site references and strict conditions. Future applicants should prioritise material durability controls, precedents, and evidence of amenity equivalence to prior approvals.
Inspector: Brian J Sims
