18 June 2012 · Senior Planning Officer (delegated authority)
Thie Vane, Truggan Road, Port St. Mary, Isle Of Man, IM9 5ax
The proposal involves replacing an existing unattractive flat-roofed double garage with a slightly larger single-storey pitched-roof garage on the same footprint at the rear of Thie Vane, a detached dwelling in Port St Mary.
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The officer assessed the proposal against General Policy 2 and Environment Policy 2, noting the site is in an Area of High Landscape or Coastal Value and Scenic Significance (1982 Plan) but Predominan…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect landscape/townscape, neighbour amenity, or highways. Officer assessed scale slightly larger but same footprint, no overlooking (no windows facing neighbour), gable end minimises overbearing effect on elevated Kionslieu, enhances appearance over existing, provides parking, no highways issues.
Environment Policy 2
Protects character of Areas of High Landscape or Coastal Value unless no harm shown. Officer and Inspector concluded replacement does not harm landscape quality as it improves on unattractive existing flat-roofed structure in prominent position.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This permission relates to the erection of a replacement garage as shown in drawings 1151.1, 1151.2, 1151.3 and 1151.4 received 4th May 2012.
Height restriction
No part of the building hereby approved shall exceed more than 1.3m above the height of the flat roof of the existing garage and all existing and proposed dimensions should be agreed in writing with the planning authority prior to any works commencing. The works hereby approved shall only be carried out in accordance with these agreed dimensions and the submitted drawings.
recommend approval as it has no adverse traffic management, parking or road safety implications
no objections
The original application for a replacement garage larger and taller than the existing flat-roofed structure was approved by the planning authority despite being in a High Landscape or Coastal Value and Scenic Significance (HLCVSS) area. Neighbouring appellants from Kionslieu objected on grounds of policy non-compliance, visual impact, loss of light/views, and road safety. The inspector found the proposal would enhance the area's character and appearance in line with EP2 and GP2/GP3, with minimal impact on neighbours' living conditions including no overbearing effect or privacy loss. The Minister accepted the inspector's recommendation to dismiss the appeal and confirmed the approval with standard time limit, drawing, and additional height restriction conditions.
Precedent Value
This appeal confirms that in HLCVSS areas, replacement structures improving appearance can be approved if neighbour amenity impacts are minor and no right to views exists. Future applicants should prioritise design enhancements and secure Highways/third-party support while documenting neighbour mitigations.
Inspector: Anthony J Wharton
