20 January 2011 · Planning Committee
Salt Wood, Shore Road Underway, Port St. Mary, Isle Of Man, IM9 5dx
The proposal involved a contemporary flat-roofed dwelling with sedum roof, large glazing, cantilevered balcony and tandem parking on a sloping site between the Old Sail Loft (RB 209) and a public right of way along Shore Road Underway.
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The Committee found the dwelling's size, massing and design represented over-development with over-bearing impact on the roadway, footpath and streetscene.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design/landscaping (GP2b), not adversely affect townscape character (GP2c), and amenity/character of locality (GP2g). Officer noted modern design 'very different' from streetscene but could contrast acceptably; Committee found massing/scale/design failed these tests, overbearing on streetscene and out of place.
Environment Policy 42
Requires new development in settlements to take account of locality's character/identity; prevents inappropriate development removing open/green spaces contributing to visual amenity/sense of place. Site not identified open space to preserve but Committee found design so different in shape/mass/glazing/style it harmed locality character and Registered Building setting.
Environment Policy 35
Within Conservation Areas (site in proposed CA), permits only development preserving/enhancing character/appearance, protecting special features. Conservation Officer supported modern contrast preserving RB setting; Committee disagreed re: impact on RB209 setting.
great improvement, demonstrates village open to new ideas
no objection
do not oppose (after amended plans)
The original application for a modern two-storey dwelling with off-street parking on a derelict plot adjacent to the Registered Old Sail Loft was refused by the Planning Committee against officer recommendation, citing over-development, overbearing impact, and design harmful to the streetscene and setting of the Registered Building under GP2b and EP42. The appellant argued the high-quality modern design responded to site constraints and was supported by officers and Conservation Officer. The Inspector agreed, finding no overbearing effect or harm to the Registered Building and recommending allowance. However, the Deputy Minister rejected this on design grounds, deeming the modern style out of place, dismissing the appeal on 15 June 2011 while suggesting a more traditional design might succeed.
Precedent Value
Modern designs require strong evidence of contextual enhancement; Ministers may override Inspectors on subjective townscape/setting issues in Conservation Areas. Applicants should propose traditional styles near Registered Buildings in historic villages, as suggested for resubmission.
Inspector: David Ward BSc(Hons) CEng MICE FCIHT
