15 January 2013 · Minister for Infrastructure (via Chief Executive I T Thompson, accepting Inspector's recommendation)
The Oil Sail Loft, Shore Road Underway, Port St. Mary, Isle Of Man, IM9 5dx
The proposal involved enclosing the existing flat-roofed garage's roof terrace at The Old Sail Loft, a stone-built Registered Building (RB 203) with three floors of dwelling accommodation, to create a lightweight glazed conservatory of about 4m x 4m, accessed from the first floor kitchen.
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The Planning Officer and Committee refused consent because 'the proposed extension will reduce the distinction between the Registered Building and the new dwelling being built alongside...
Environment Policy 32
Requires no extensions/alterations detrimentally affecting a Registered Building's special architectural/historic character/interest. Officer assessed the conservatory would merge buildings, harming character; Inspector found its lightweight design, parapet obscuring, 10m setback, and narrow visibility ensure no significant dilution of RB 203's character or distinction from adjacent dwelling.
General Policy 2
Requires development to respect site/surroundings (siting/layout/scale/design), not adversely affect townscape character or amenity. Inspector confirmed compliance as conservatory's secluded/lightweight form causes no adverse townscape impact, respects surroundings, enhances amenity/privacy without harming locality character.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character (site in proposed CA). Assessed via impact on streetscene/Registered Building; officer concerned over merging, but Inspector noted minimal visibility (blocked after 2.5-4.5m by gables, only narrow roadside/harbour views), lightweight design ensures no harm.
Time limit
The development hereby approved shall commence before the expiration of four years from the date of this notice.
Approved drawings
This consent relates to alterations to enclose the existing roof terrace over the garage to form a first floor conservatory as shown on Drwg No's 1208/01, 1208/02 and 1208/03, all received on 23 November 2012.
no objections
do not oppose the application
considers it a 'sensible development' provided the west elevation is solid and roof to proposed height (both satisfied)
The original applications for planning approval and Registered Building consent to enclose a roof terrace over the garage with a glazed conservatory at The Old Sail Loft (RB 203) were refused, primarily because the proposal would diminish visual distinction between the Registered Building and an adjoining new dwelling, adversely affecting its special character contrary to Environment Policy 32. The appellant argued the conservatory would enhance living conditions, provide privacy, and be lightweight and invisible due to its secluded position without harming the Registered Building. The inspector found the conservatory would not significantly alter the distinct characters of the buildings, would comply with relevant policies, and would bring amenity benefits. Both appeals were allowed subject to conditions limiting commencement and specifying approved drawings.
Precedent Value
Demonstrates that lightweight, recessed extensions on Registered Buildings can be allowed if they preserve distinct character and historic interest, even adjoining modern builds; applicants should provide clear evidence of minimal visual impact and user benefits.
Inspector: Ruth V MacKenzie BA(Hons) MRTPI
