1 October 2013 · Planning Committee
Braeside, Loch Road, Port St Mary, Isle Of Man, IM9 5eb
The application proposed demolishing the existing two to three storey dwelling with garage and rear annex, and replacing it with a pair of semi-detached dwellings of similar height (100mm lower than existing at highest point), narrower frontage (11.5m), and reduced rear projection (3.1m vs existing 6.4m annex).
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The officer assessed that the proposal overcame prior refusals by being no higher than the existing building's highest point (9.2m), repositioned eastward (300mm) to retain light to No.5 The Quay, nar…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not adversely affect townscape/amenity/highways/parking, and provide satisfactory standards. Officer found proposal complies as reduced/narrower building maintains light, fewer rear windows, parking conditioned, integrates with local character.
Spatial Policy 5
New development should make positive environmental contribution. Stonework and details assessed as helping property sit comfortably in streetscene.
Environment Policy 42
New development in settlements to reflect local character/identity. Proposal's stonework, quoins mirroring existing, and adherence to closely-knit form with varying heights satisfies this.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to the erection of a pair of dwellings with associated parking as a replacement for the existing dwelling on site, all as shown in drawings 273-06a, 273-08c both received on 14th August, 2013.
Parking dimensions
The parking spaces provided on site must each be 5 m in length.
Materials approval
Prior to the commencement of building works on site, there should be approved by the Planning Authority samples of the red brick or sandstone to be used in the proposed window heads/lintels and these materials must also be applied as approved as quoins to the front elevation to mirror those on the existing dwelling.
no objection
do not oppose; no traffic management, parking or road safety implications; meets relevant standards though note on dimensions
no objection but no surface water to foul sewer
Water & Sewerage Authority raised specific drainage conditions; Highways Division had no opposition despite noting substandard parking; Port St Mary Commissioners had no objections; private representations raised objections on overdevelopment, parking, overbearing impact, and amenity issues.
Key concern: parking standards do not meet current standards of 6 x 3.25 metres
Isle of Man Water and Sewerage Authority
Conditional No ObjectionThe applicant is strongly advised to discuss the proposed disposal routes with the Authority.
Conditions requested: The proposed dwellings must be connected to the public sewers in a manner acceptable to the Isle of Man Water & Sewerage Authority. Drainage communication fees will be payable for the proposed connections.; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water & Sewerage Authority and the Sewerage Act 1999.
Highways Division
No ObjectionDo not oppose this application as it has no traffic management, parking or road safety implications, and meets the relevant highway standards; Approval was granted in May 2012. The parking standards proposed do not meet today's standards of 6 x 3.25 metres and Highways would not approve parking standards of such a reduced size in any new application
Port St Mary Commissioners
No ObjectionThe Commissioners have no objections to PA13/90967/B.
The original application (04/01676/B) for demolition of existing dwelling and erection of two three-storey semi-detached mews houses was refused by the Planning Committee due to unacceptable impact on street scene and adverse effects on neighbouring residential amenity. The appellant argued the scheme improved a dilapidated site, matched existing footprints, minimised overlooking, and followed designs permitted elsewhere. The Inspector found the proposals jarring and incongruous in the street scene due to tall, narrow proportions and poor relationship to single-storey neighbours, and unacceptable harm to rear neighbours from overbearing impact and increased overlooking. Scheme B revisions were not admitted due to lack of agreement and significant changes. The Minister agreed with the Inspector's recommendation to dismiss the appeal on 16 September 2005.
Precedent Value
This appeal demonstrates that prominent sites in village street scenes require high-quality, context-specific designs respecting neighbouring scale/proportions, even if improving a dilapidated structure; generic 'Island precedents' carry little weight, and amenity harms from overbearing mass/height are decisive even with mitigations.
