24 June 2011 · Planning Committee, Department of Infrastructure (Mrs P Faragher, Deputy Secretary)
Sarahs Cottage, Ballaglass Glen Road, Cornaa, Ramsey, Isle Of Man, IM7 1eh
The proposal sought retrospective permission to retain a detached garage already constructed within the curtilage of Sarah's Cottage, Ballasloe, Cornaa, Ramsey, with dimensions 6.3m width, 6.3m depth (excluding porch) and 5.4m ridge height, amending the originally approved 4.5m height under PA 04/01353/B.
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The Planning Committee overturned the officer's recommendation for approval, determining that 'the creation of a detached garage block of this size, scale and siting has a detrimental impact upon the …
General Policy 3
Restricts development outside zoned areas except in exceptional cases like agricultural housing or rural replacements; officer found garage ancillary to approved replacement dwelling on previously developed land acceptable as not creating new housing, but Committee found size/scale breached restrictions in countryside.
Environment Policy 1
Protects landscape character; applied to high landscape/coastal value area, officer considered visual impact mitigated by amendments and landscaping, but Committee ruled detrimental harm to amenities.
Environment Policy 2
Prioritises protection of AHLV character unless no harm or essential location; officer assessed no unacceptable harm post-amendments/ground works, visible mainly from adjacent road; Committee disagreed on visual detriment.
Housing Policy 4
Limits new countryside housing to exceptions; officer noted garage not new housing but ancillary storage, prior domestic features removed to prevent independent use; referenced in prior refusal but addressed here.
do not oppose has no adverse traffic management, parking or road safety implications
No objection
Highways Division and Maughold Parish Commissioners have no objection to the retrospective garage application, with the Parish suggesting specific landscaping and use conditions; several local residents support the appeal.
Key concern: garage does not become an additional or annexed dwelling
Highways Division
No ObjectionDo not oppose has no adverse traffic management, parking or road safety implications
Maughold Parish Commissioners
Conditional No Objectionthe additional height of the garage has undoubtedly increased the impact of the structure on the immediate area; particularly for those passing on the adjacent highway; The visual impact of the dwelling can be mitigated by effective and controlled landscaping; The Commissioners principal concern is that the garage does not become an additional or annexed dwelling; It was felt that the impact of the garage could be mitigated if the landscaping proposals of the Officer were adopted. These should include reinstatement of the demolished Manx Hedge with visibility splays.
Conditions requested: condition similar to number C.3 as proposed by the Planning Officer... effective and controlled landscaping... reinstatement of... traditional Manx Hedgerow... whilst maintaining adequate visibility splays; Commissioners would wish to be party to any decision made... on any submitted landscaping plans; condition C4... to control the future use of the garage... or goes further, to control the use of the garage as a dwelling even if still associated with the main house; conditions must be included to ensure that the garage is never used for residential purposes in the future
The original application 11/00539/B for retrospective erection of a detached garage, amending prior approval 04/01353/B by increasing height from 4.5m to 5.4m, was refused by the Planning Committee despite the Planning Officer's recommendation to approve, on grounds of detrimental impact on visual amenities due to size, scale and siting. Appellants argued the garage remains subordinate to the dwelling, visual impact reduces with ground reinstatement and landscaping, no intent for dwelling conversion, and lowering would be wasteful. Inspector found no material harm to landscape character from the extra height, noting reduced visibility post-ground works, subordination to house, and proposed landscaping; recommended allowance with conditions preventing dwelling use and requiring landscaping/roof light removal. Minister accepted the recommendation and allowed the appeal on 19 December 2011.
Precedent Value
Shows minor deviations (0.9m height) in rural outbuildings can be allowed if no material landscape harm, especially with mitigation like ground works/landscaping and conditions preventing non-domestic use. Applicants should prioritise visual subordination evidence and proactive conditions.
Inspector: Ruth V MacKenzie
