20 November 2019 · Planning Committee
1, Church Close, Lonan, Laxey, Isle Of Man, IM4 7jy
The proposal involved building a 5m x 6.2m garage from two welded shipping containers on blockwork piers, clad in cedar with a double garage door and flat fibreglass roof covered in sedum, sited in the southern corner of the front garden of The Studio at 1 Church Close, a modern detached house in a 1990s/2000s cul-de-s…
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The Planning Committee overturned the officer's recommendation for approval, determining that the proposed garage, by virtue of its position in the front garden, construction from shipping containers,…
General Policy 2
GP2 permits development in accordance with land-use zoning if it respects site and surroundings in siting, layout, scale, form, design and landscaping (b); does not adversely affect character of surrounding landscape/townscape (c); does not adversely affect amenity of residents or locality character (g); and provides satisfactory amenity standards including parking (h). Officer assessed proposal as broadly compliant, finding minimal visual impact from cladding/sedum roof, no overshadowing/loss of outlook per Residential Design Guide, and adequate parking. Committee disagreed, finding adverse visual impact from position/construction/appearance and >50% front garden loss breached (b),(c),(g).
do not oppose the application
Multiple residents and Garff Commissioners objected to the proposed detached garage citing visual impact, incompatibility with local character, noise concerns, potential business use, and breach of covenants; Highways Division had no objection.
Key concern: incompatibility with established architectural character of Church Close due to steel container design and forward siting
Garff Commissioners
ObjectionThe board Resolved to submit an Objection to the application.; Deferred from meeting of 02.10.19.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 03 Oct 19
Helen Stewart (4 Church Close)
ObjectionThe proposed garage will be 1.55 metres (5' 3") higher than the top of the existing boundary fence; Having two steel containers fabricated to be used as a garage will create a noise nuisance with a steel carcass having very poor airborne and impact sound insulation
Conditions requested: use of the container is restricted to domestic/residential purposes, such as the storage of private vehicles, and will not be otherwise used for the storage of commercial vehicles, building materials or construction machinery
Resident (2 Church Close)
ObjectionImmediately adjacent to the site
Resident (15 Church Close)
ObjectionNo permitted construction shall be constructed forward of the front elevation of the scheduled property; Any dwelling home or premises erected on the scheduled property shall be used as a Private Dwelling House only
The original application for a detached garage using repurposed shipping containers clad in cedar with a sedum roof was recommended for approval by the planning officer but refused by the Planning Committee on 20 November 2019 due to adverse visual impact, position, construction, appearance, and loss of over 50% of front garden contrary to GP2(b,c,g) and Residential Design Guidance. The appellant argued sustainability benefits, minimal visual impact due to cladding and roof, unique site layout not fronting a highway, consistency with local outbuildings, and acceptance of domestic use condition. The inspector, after site visit and inquiry, found the proposal acceptable in character/appearance, no harm to amenity, and acceptable loss of garden/trees, complying with GP2 and RDG. The Minister accepted the inspector's recommendation on 4 November 2020, allowing the appeal with conditions.
Precedent Value
Innovative, low-carbon outbuildings can succeed on appeal if visually mitigated and site-specific factors addressed, even against committee refusal. Applicants should secure officer support, rebut objections thoroughly, and embrace conditions.
Inspector: Brian J Sims BSc(Hons) CEng MICE MRTPI
