27 November 2003 · Minister for Local Government and the Environment
Wave Crest Cottage, Bay View Road, Port St. Mary, Isle Of Man, IM9 5ah
The proposal involved converting a two-storey existing workshop/store building into a one-bedroom dwelling (66m² over two floors) with bedroom/bathroom at ground floor and living/kitchen at first floor, plus a front courtyard/turning/parking area accessed via an unmade lane from Bay View Road.
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The Planning Committee refused the full detailed application citing overdevelopment of a limited site and poor residential amenity due to the site's rear location adjacent to the Commissioners' public…
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
withdraw original objection following advice on prior approval in principle; request Committee consider in normal way
fully supports conversion; prefers residential over commercial use; would enhance less attractive part of Port St Mary
Port St Mary Commissioners initially objected to the application as unsuitable back land development but later withdrew their objection; Department of Transport Highways deferred response pending parking clarification without final recommendation; a neighbour supported the proposal.
Key concern: back land development which is totally unsuitable for the area
Port St Mary Commissioners
ObjectionMy Commissioners have considered the above Planning Application and wish to object to the proposals which mirrors a previous application for this building which was refused.; My Commissioners would request that your Planning Committee reject this application.
Port St Mary Commissioners
No Objectionwould therefore wish to withdraw their original objection to PA 03/1125 and would ask your Planning Committee to consider this application in the normal way.
Department of Transport Highways Division
No CommentDefer for further consideration of highway and traffic issues.
Department of Transport Highways Division
No Commentto permit DoT Highways to complete its response to the Planning Committee it would be appreciated if the applicant would clarify whether there is, or is proposed, any on-site parking for Wavecrest.
The original application (03/01125/B) for conversion of a store/workshop to a dwelling with parking was refused by the Planning Committee on 20 November 2003 and confirmed on review on 23 January 2004, primarily due to overdevelopment and poor outlook/environment from proximity to a car park and limited amenity space shared with parking. The appellant argued the proposal matched a prior extant approval for a maisonette and garage, provided good access/parking/amenity, suitable outlook, and addressed housing needs as infill development. The Planning Committee defended the refusal citing changed site circumstances including new ancillary accommodation nearby and inadequate residential amenity. The inspector found the prior approval still extant until 2006 with no material differences or changed circumstances, considered the proposal suitable for small low-cost housing near amenities despite car park outlook, and recommended approval subject to a 4-year commencement condition.
Precedent Value
Demonstrates that unconditioned prior approvals remain extant under 1982 Order time limits; inspectors may prioritise housing need and infill potential over subjective amenity concerns in urban settings if suitable for low-cost/single-person dwellings.
Inspector: Terrence Kemmann-Lane
