4 July 2016 · Planning Committee
The Oil Sail Loft, Shore Road Underway, Port St. Mary, Isle Of Man, IM9 5dx
The site is the curtilage of The Old Sail Loft (RB 203), a registered building on Shore Road Underway in Port St Mary, within a mixed-use area and proposed Conservation Area. The proposal involved converting a 16 sq m garage (added in 2008) into a living room by replacing the garage door with patio doors and adding int…
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The officer recommended refusal primarily due to highways and parking impacts, despite accepting the visual changes to the registered building.
Environment Policy 32
Requires special care for changes to Registered Buildings to preserve special qualities. Officer assessed the recessed garage conversion with patio doors as not adversely impacting the building's character or appearance, given its non-prominent position.
Environment Policy 35
Requires special care for changes in Conservation Areas (site in proposed CA). No adverse visual impact found on area character or adjacent buildings.
Parking Standards for New Residential Development
Requires two parking spaces per dwelling, at least one in curtilage behind front building line; relaxations possible for town centre/reuse of historic buildings but not here due to no change in circumstances, pedestrian safety risks, and unsuitability of on-street parking. Proposal fails as driveway too short for two vehicles post-conversion.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Requires pedestrian needs equal weight in design. Narrow highway shared by walkers makes on-street parking unacceptable, tipping balance against proposal.
General Policy 2
Highways referenced GP2 (h) & (i) re parking/highway safety; existing meets but proposal fails due to reduced spaces and manoeuvre issues.
Port St Mary Commissioners objected due to inaccuracies in plans, loss of parking space, and discrepancies with existing permissions; Highways Division opposed due to insufficient off-road parking spaces.
Key concern: insufficient off-road parking spaces failing Manx Roads standards and loss of parking in premium area
Port St Mary Commissioners
Objection"The meeting noted the inaccuracy in the plans. The conservatory is not a conservatory but a fully fitted kitchen."; "The Board objected to the application based on the loss of a parking space in an area where parking is at a premium."; "The reality is that Mr Morris has consistently minimised his intentions and persistently exceeded the boundaries of any Planning Permission granted."
Department of Infrastructure (DOI) Highways Division
Objection"In accordance with Manx Roads off road car parking spaces need to meet the requirement of 6 x 3.25 metres, 12 metres is the required length for two vehicles, applicant can only provide 9.4 metres."; "By converting the garage in to additional living accommodation we are reducing two useable off road parking spaces to one."
The original application 16/00177/GB for conversion of garage/store to ground floor living accommodation was refused by the Planning Committee on 4 July 2016 due to inadequate parking provision leading to highway obstruction and visual harm to the Registered Building. The appellant argued the garage was never used for parking, works were reversible, two cars could fit on the driveway, and cited a similar prior approval at Rock Cottage. Highway Services and Port St Mary Commissioners objected citing parking shortfall and pedestrian safety on the narrow shared road. The inspector conducted a site visit on 5 September 2016, found no harm to character/appearance of the Registered Building or street scene, negligible highway safety impact due to light traffic and flexible parking standards application, and recommended allowing the appeal. The Minister accepted the recommendation and approved the appeal subject to a standard time condition.
Precedent Value
This appeal sets precedent for flexible parking standards in constrained historic harbour settings with light traffic, where inspector finds negligible safety harm and no visual impact on Registered Buildings. Future applicants should provide photos/surveys of actual parking, demonstrate reversibility, and cite local precedents.
Inspector: Ruth V MacKenzie BA(Hons) MRTPI
