7 September 2021 · Planning Committee
2, Primrose Terrace, Port St. Mary, Isle Of Man, IM9 5ap
The proposal at this terraced Manx cottage involved removing an existing lean-to, adding a single-storey rear extension (4.3m projection, 3.1m wide, 3.1m high flat roof) rendered to match the house, and erecting a detached garage (6.9m x 5.6m x 5.6m high, 3m eaves) with studio office/WC above, finished in natural grey …
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The officer assessed the proposal against General Policy 2, finding it respected the site's Predominantly Residential zoning and proposed Conservation Area by ensuring appropriate siting, scale, desig…
General Policy 2
Requires development in Residential zoning to respect site/surroundings in siting, scale, design; not adversely affect townscape character or neighbour amenity. Officer found rear works hidden and enhancing uniformity; garage matching materials/pitch fits staggered rear garages without harming streetscene or Conservation Area.
Strategic Plan parking standards discretion
Requires 2 spaces per residential unit, relaxable near bus routes if no unacceptable on-street parking. Garage ancillary (not independent unit), adds parking/bicycle space improving on existing single spot in public transport corridor; DOI Highways no objection.
Environment Policy 35
Requires Conservation Area development to preserve/enhance character. Though not adopted, officer considered design (slate roof, render) prevents piecemeal inappropriate development, fitting existing rear garage precedents.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Ancillary use only
The garage with first floor accommodation hereby approved may be used only as such ancillary to the occupation of the main house at 2 Primrose Terrace, Port St. Mary, and may not be used separately or let or sold off separately. Reason: The provisions for access and vehicular parking and manoeuvring are not appropriate for more than one dwelling unit on this site.
no objection subject to condition for vehicular access arrangements to accord with drawing 'Proposed Ground Floor and First Floor Plans 2'
Multiple neighbouring residents and Port St Mary Commissioners objected to the detached garage with living accommodation above due to impacts on street scene, privacy, conservation area character, and incomplete plans; DOI Highways initially requested more information but later raised no objection subject to conditions.
Key concern: detached building out of keeping with street scene and proposed Conservation Area due to height, roof design, and fenestration
Port St Mary Commissioners
ObjectionConcerns were raised regarding how much overlooking of neighbouring gardens there would be from the proposed living accommodation above the garage.; The size and vista of the windows could cause privacy and loss of light issues.
DOI Highways
No CommentHighway Services request the additional information of the accessibility to the proposed space or the revisions to plans showing an alternative parking arrangement to the front of the garage.; Recommendation: Request additional information/revisions.
DOI Highways
Conditional No ObjectionAccordingly, Highway Services raise no objection to the proposal subject to the condition for all vehicular access arrangements to accord to drawing named “Proposed Ground Floor and First Floor Plans 2”. An advisory for a S109(A) Highway Agreement to apply too.; Recommendation: DNOC
Conditions requested: all vehicular access arrangements to accord to drawing named “Proposed Ground Floor and First Floor Plans 2”
