4 July 2016 · Planning Committee
The Oil Sail Loft, Shore Road Underway, Port St. Mary, Isle Of Man, IM9 5dx
The proposal involved converting a 16 sq m garage area, added to the registered building (RB 203) in 2008, into a living room by replacing the garage door with patio doors and adding an internal door. The site is in the curtilage of The Old Sail Loft on Shore Road Underway, with a 9.2m private driveway in front.
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The Planning Committee refused the application because the conversion would result in inadequate parking provision on the 9.2m driveway, short of the minimum 9.6-12m required for two vehicles, exacerb…
Environment Policy 32
Requires special care for changes to Registered Buildings to preserve special qualities. Officer assessed physical works (patio doors replacement) as not adversely impacting character or appearance, given recessed garage position.
Environment Policy 35
Requires special care for changes within Conservation Areas (site in proposed CA). Proposal found acceptable visually as garage not prominent.
Parking Standards for New Residential Development
Requires two parking spaces per dwelling, at least one in curtilage behind front building line; relaxations possible for Registered Buildings but not here due to no public transport nearby, pedestrian safety risks, and no benefit to streetscape. Driveway too short; no justification for relaxation.
General Policy 2
General Policy 2 (h) & (i) referenced by Highways; proposal fails on highway safety and parking provision.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Requires pedestrian needs equal weight in design. Narrow road shared with walkers makes on-street parking unacceptable.
Port St Mary Commissioners objected due to inaccuracies in plans, loss of parking space, and discrepancies with existing development; DOI Highways Division opposed the application due to insufficient off-road parking spaces.
Key concern: insufficient off-road parking spaces failing Manx Roads standards and loss of usable parking in congested pedestrian area
Port St Mary Commissioners
Objection"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"Oppose"; "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."
The original application for conversion of an existing garage/store into ground floor living accommodation at the Registered Building The Old Sail Loft was refused by the Planning Committee on 4 July 2016 due to concerns over inadequate parking leading to highway overhang/parking with visual impact on the Registered Building. The appellant argued the garage was never used for parking, conversion improves ground floor amenity for health reasons, two cars can fit on the driveway, and cited precedent at Rock Cottage. Highway Services and Port St Mary Commissioners objected citing parking standards and narrow road used by pedestrians. The inspector conducted a site visit on 5 September 2016, found no harm to the Registered Building's character or street scene due to the garage's recessed position, and considered any highway impact negligible given the road's characteristics and flexible parking standards application. Both appeals (planning and Registered Building) were allowed subject to standard time conditions.
Precedent Value
This appeal sets precedent for relaxing residential parking standards in sensitive historical streetscapes where site constraints exist, negligible safety harm demonstrated, and Registered Building impacts minimal; future applicants should provide usage evidence, surveys, and cite similar local approvals.
Inspector: Ruth V Mackenzie
