22 July 2022 · Head of Development Management (Stephen Butler)
Long Close, Glen Chass Road, Glen Chass, Port St. Mary, Isle Of Man, IM9 5pn
The site is the residential curtilage of Long Close, a one-and-a-half storey dwelling set back about 35m from the highway in a rural area with predominantly two-storey dwellings nearby. The proposal involves removing the existing 6m x 3m flat-roof garage attached to the west elevation and replacing it with an 8.5m x 4.…
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The officer assessed the principle of development starting from the site's designation as unzoned land under General Policy 3, where there is a presumption against development, but gave weight to Hous…
General Policy 2
GP2 (a-n) provides general development control principles addressing design (b), visual impact (c,f), neighbouring amenity (g), and sustainable construction (n). The officer applied these to the unzoned site, finding the garage's matching materials, lower massing, and no amenity harm compliant, with south-facing glazing aiding energy efficiency.
General Policy 3
GP3 applies a presumption against development on unzoned land, with criteria (a-h) for acceptable development. The replacement garage does not fit those criteria exactly, but was deemed reasonable due to scale, siting within residential curtilage, and limited impacts.
Environment Policy 1
EP1 protects countryside for its own sake and restricts adverse visual impacts. The garage's subservient design, matching finishes, and limited visibility from the highway ensure no harm to rural setting.
Housing Policy 16
HP16 supports extensions to countryside properties if they respect proportion, form, appearance, and have minimal visual impact. The larger garage meets this by echoing the dwelling's pitch roof, proportions, and materials.
Spatial Policy 5
SP5 requires design positively contributing to character. The garage's detailing ensures it reads as one unit with the dwelling.
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.
no objection
No Highways Interest
Highway Services HDC has no highways interest and does not oppose application 22/00353/B, finding no significant negative impact on highway safety, network functionality or parking. Arbory and Rushen Parish Commissioners supported the application.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
Arbory and Rushen Parish Commissioners
SupportThe following applications were supported by the Commissioners.; m) 22/00353/B Long Close, Glen Chass Road, Glen Chass. Erection of a replacement garage.
