2 March 2006 · Delegated - Director of Planning and Building Control (M. I. McCauley)
New Haven, Barroose Road, Baldrine, Isle Of Man, IM4 6ap
The proposal involved demolishing an existing garage and erecting a replacement two-storey building (10.5m length x 6.0m depth x 4.1m eaves x 6.6m ridge) providing triple garaging below and a games room above, within the curtilage of New Haven, a substantial four-bedroom replacement dwelling in open countryside of high…
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The officer had no issue with replacing the existing garage in principle but objected to the two-storey scale, stating 'its size is not too dissimilar to that of a dwelling' and is 'only slightly smal…
Mixed Use (residential/retail/offices) designation
Site within open countryside (generally open space in agricultural use) and area of high landscape value and scenic significance. No specific policies considered relevant to assessment. Strong policy background against material addition to built development in countryside.
No adverse traffic impacts
approved subject to the approval of the Planning Committee
smoke detectors
Lonan Parish Commissioners approved the application with no objections; Highways Division had no views due to no adverse traffic impacts; Fire and Rescue Service recommended smoke detection installation.
Lonan Parish Commissioners
Supportthe board has approved the above Planning Application
Lonan Parish Commissioners
No Objectionthe Board of Lonnan Parish Commissioners has not placed any objection to this application
Highways Division, Department of Transport
No ObjectionThe Highways Division of the Department of Transport has no views on the following application, the application having been considered and having no adverse traffic impacts.
Isle of Man Fire and Rescue Service
Conditional No ObjectionThe installation of mains wired, interconnected domestic smoke detection conforming to BS 5446 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended in accordance with Section 1 of the Building Regulations 2000 – Approved Document B
Conditions requested: The installation of mains wired, interconnected domestic smoke detection conforming to BS 5446 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended in accordance with Section 1 of the Building Regulations 2000 – Approved Document B
The original application 05/92260/B for erection of a detached garage block with games room over was refused under delegated powers in February 2006 for reasons of visual impact resembling a new dwelling and being out of scale with the site and dwelling. Appellants argued the proposal screened an unsightly adjacent industrial building, was modest in scale relative to it, complied with countryside guidelines, and had support from parish and consultees. The Council defended refusal citing similarity to previous refused garage in 97/2115, scale comparable to the substantial replacement dwelling approved in 02/00153/B, and visibility in open countryside of high landscape value. Inspector found the two-storey scale equivalent to a residence, boundary extension undesirable, screening achievable by planting, and overall harm to countryside outweighing private benefits. Appeal dismissed as recommended by Inspector Terrence Kemmann-Lane following written representations and site visit on 24 April 2006.
Precedent Value
Two-storey outbuildings with habitable space over ancillary garages unlikely in countryside even if replacing existing provision or screening harm; inspectors prioritise minimal built form addition in high landscape areas, favouring landscaping over structures; single-storey likely acceptable per refusal notes.
Inspector: Terrence Kemmann-Lane
