29 December 2004 · Planning Committee on review
Braeside, Loch Road, Port St Mary, Isle Of Man, IM9 5eb
The proposal involved demolishing the existing dilapidated dwelling known as Braeside and replacing it with two three-bedroom mews houses, each three storeys high including dormer accommodation in the roof space over integral garages, occupying almost the full width of the small site with 1m gaps on each side.
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The Planning Committee judged the proposal an inappropriate form of development despite reducing units from previous schemes, as the two semi-detached three-storey properties would have greater mass, …
no adverse traffic impacts; no objection
Approve subject to mains wired interconnected smoke detectors
Port St Mary Commissioners formally objected to the planning application citing over-intensive development, inadequate parking, traffic issues, and non-compliance with building regulations, requesting refusal; no statutory consultees responded.
Key concern: over intensive use of the site with excessive three-floor design and overbearing impact
Port St Mary Commissioners
ObjectionPort St Mary Commissioners would request that this application be refused; the proposed development by it's overall mass and size is totally unsuitable for this site and the whole development is considered an over intensive use of a restricted plot; Port St Mary Commissioners request that the decision of the Planning Committee to refuse this application be upheld and the Appeal dismissed accordingly
Conditions requested: if Planning Approval is granted, a condition should be included that all cars entering and leaving the dwellings must do so in a forward gear
The original application for construction of two three-storey mews houses with integral garages was refused by the Planning Committee due to unsympathetic design impacting the street scene and increased overlooking and overbearing effects on rear neighbours. The appellant argued the scheme improved a dilapidated site, matched existing footprints and heights, minimised overlooking via obscure glazing and fencing, and followed designs used elsewhere on the Island. The inspector rejected revised Scheme B as a substantially different proposal without party agreement and analysed both schemes, concluding that the tall, narrow proportions and stepped garage design created a jarring, incongruous street scene impact compared to the characterful existing dwelling, and caused unacceptable harm to neighbour amenity through overbearing effects and overlooking despite some mitigations. Other concerns like parking and highways were noted but not decisive. The Minister accepted the inspector's recommendation to dismiss the appeal on 16 September 2005.
Precedent Value
This appeal demonstrates that prominent sites demand bespoke, context-sensitive designs respecting street scene proportions, even if existing buildings are dilapidated. Applicants must secure party agreement for material revisions and provide superior amenity solutions on constrained sloping sites backing lower properties.
Inspector: Andrew D Kirby
