12 March 2013 · Minister for Infrastructure (on appeal, via Chief Executive I T Thompson)
Greenhill, Jurby Road, Andreas, Isle Of Man, IM7 2ej
The proposal was for a single-storey detached garage for four cars, measuring 14.8m long by 8m wide by 6.5m high, finished in smooth rendered plinth and dark blue/grey natural slate roof with six rooflights, sited 7.8m northwest of the main two-storey replacement dwelling under construction.
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The Planning Committee refused permission because the proposed garage's size (14.8m width exceeding the 12m needed for four cars per 6x3m standards), unjustified 0.8m height increase to 6.5m, and relo…
General Policy 3
GP3 prohibits development outside zoned areas except for specified rural exceptions like replacement dwellings; the site as replacement dwelling curtilage qualified initially but officer found enlarged garage exceeded ancillary scale, failing to respect site/layout and harming area, though appeal Inspector found it acceptable as subordinate domestic use without countryside harm.
Environment Policy 3
ENV3 protects woodland from unacceptable loss/damage; officer cited it as material but focused refusal on GP3 overdevelopment; no specific woodland impact found unacceptable, with trees to be retained per prior conditions.
Time limit
The development hereby approved shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval for the erection of a detached garage to replace previously approved 3 car garage under PA 11/00568/REM relates to Drawing No 10 0746/10, 10 766 10(1) and 10 0746/12 all date stamped 15 January 2013.
Domestic use only
The proposed garage must be used only for domestic purposes incidental to the main dwellinghouse, Greenhill. For the avoidance of doubt, the garage must not be used for self contained living accommodation.
no objection to the current planning application
do not oppose the current planning application
The original application 13/00041/B for a larger 4-car garage (14.8x8x6.5m) to replace the approved 3-car garage (9.8x7.6x5.7m) under PA 11/00568/REM was refused by the Planning Committee on 11 March 2013 due to overdevelopment, excessive scale relative to the main dwelling, and conflict with General Policy 3. The appellant argued the garage was subordinate to the large replacement house under construction, better sited to avoid overshadowing from the approved orangery extension, screened by trees/hedgerows, smaller than prior outbuildings, and necessary for family vehicles/garden equipment. The Council defended the refusal citing excessive width (14.8m vs 12m minimum for 4 cars), unjustified height increase, overbearing impact, and separation from the house. Inspector Langton found the proposal well-designed to match the high-quality Georgian house, appropriately located, screened, not harmful to countryside openness, and improving on the awkward approved garage position; it accorded with General Policy 3. The appeal was allowed with conditions at inquiry on 12 June 2013.
Precedent Value
Even in unzoned countryside, large subordinate outbuildings matching high-quality rural replacement dwellings can be allowed if screened, well-sited relative to house, and justified by domestic/land needs; prior approvals provide strong material consideration overriding minor policy conflicts.
Inspector: Alan Langton
