15 October 2012 · Minister for Infrastructure (appeal decision confirming delegated refusal); initial refusal by Senior Planning Officer (delegated)
Valley Crest, Main Road, Santon, Isle Of Man, IM4 1ej
The proposal was for a detached double garage at ground floor with first floor store/gymnasium and shower room, accessed by external staircase, finished in painted render, stone frontage, brick detailing, natural slate roof and roller shutter doors, total floor area around 80m², sited 6m from the existing three-storey …
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The site is not zoned for development and lies in countryside/Area of High Landscape or Coastal Value and Scenic Significance (AHLCVSS per 1982 Plan).
General Policy 3
Prohibits development outside zoned areas unless specific exceptions met (e.g. essential agriculture, redundant building conversion, replacement dwellings). Officer/Inspector found no exceptions apply; site unzoned countryside, proposal ancillary but excessive scale not justified.
Environment Policy 1
Protects countryside from inappropriate development. Proposal seen as unwarranted new building resembling dwelling, harming rural amenity.
Environment Policy 2
In AHLCVSS, landscape character paramount unless development unharmed or essential. Raised eaves/bulk harms character despite materials matching house; not essential (gym could extend house).
Do not oppose as it has no traffic management, parking or road safety implications
Have not commented
Highways Division responded with no objection to application 12/00958/B, stating it has no traffic management, parking or road safety implications.
Department of Infrastructure, Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implications
The original application for erection of a detached garage with store/gymnasium over was refused as contrary to GP3, EP1 and EP2 of the IOMSP 2007 due to scale, massing and design harming the countryside and AHLCVSS. Appellants argued genuine need, lower height than house, no dwelling appearance, prior approvals on site and nearby, and policy is outdated. Council defended refusal citing perception as new dwelling, enforcement difficulties, and policy non-compliance. Inspector assessed impact on landscape character, found building over-sized and bulky despite need, harmful to AHLCVSS, not essential, and contrary to policies. Appeal dismissed on 18 December 2012, upholding refusal.
Precedent Value
Demonstrates strict application of GP3/EP2 in AHLCVSS prioritises landscape character over demonstrated need; ancillary buildings must be modestly scaled to avoid 'over-development' perception even on built-up sites. Future applicants should propose lower eaves/single storey to succeed.
Inspector: Anthony J Wharton BArch RIBA RIAS MRTPI
