4 July 2017 · Planning Committee
21, Lime Street, Port St. Mary, Isle Of Man, IM9 5ef
The site is a traditional Manx three-bay dwelling in a terrace of quarry-workers' cottages within the proposed Port St. Mary Conservation Area, currently marred by pebbledash, an infill extension, and poor rear additions.
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The officer judged the contemporary design positively as it distinguishes new from old per conservation practice, removes inappropriate existing extensions, exposes original stonework, and improves th…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect townscape character, public sea views, resident amenity, provide satisfactory access/parking, not harm road safety or prejudice adjacent land. Officer assessed proposal complies with (b),(c),(g),(h),(i),(k) as design improves character, extensions subordinate, amenity impacts acceptable on balance, no highway change.
Environment Policy 34
Prefers traditional materials for maintenance/alteration/extension of pre-1920 buildings. Proposal uses natural stone, lime render, timber sashes on original parts, satisfying policy while contemporary materials on extensions distinguish new work.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character, even if proposed. Assessed as contemporary extensions improve poor rear appearance noted in Character Appraisal, reflect gable rhythm, remove harmful existing additions.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
plans and style exciting and different, delighted to bring property into 21st century, fully supports
no highway implications
Port St Mary Commissioners raised concerns about the balcony height impacting privacy but had no formal objection, while Highways Division stated no highways interest.
Key concern: balcony at the rear of the property to be too high and visually impairs the privacy for the people opposite
Port St Mary Commissioners
Conditional No ObjectionWhilst the majority of the Board had no objections in principle for the application, some Board Members considered the balcony at the rear of the property to be too high and visually impairs the privacy for the people opposite.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 31-5-17
The original planning application (17/00489/B) for restoration and remodelling of No 21 Lime Street, including removal of a lean-to and replacement with rear extensions, was approved by the Department of Environment, Food and Agriculture. Neighbour Mr Norman Quillin appealed on grounds of incongruous scale, loss of privacy, amenity and light to his property at No 22, and prejudice to future development potential. The inspector considered character/appearance and living conditions, finding the proposals beneficial at the front, acceptable at the rear given neighbouring precedents, and not materially harmful to privacy or light. The appeal was dismissed, upholding the approval subject to conditions including materials approval and restricted window opening.
Precedent Value
This appeal shows neighbours cannot overturn approvals by claiming minor additional overlooking where precedents exist and impacts are not 'materially adverse'; blank side elevations protect against future prejudice claims. Applicants should secure conservation officer support and note neighbouring features.
Inspector: Ruth V MacKenzie BA(Hons) MRTPI
