24 March 2023 · Delegated - Principal Planner (Chris Balmer)
Primrose Lodge, Slieu Lewaigue, Lewaigue, Ramsey, Isle Of Man, IM7 1bh
The proposal is for a new detached garage measuring 9m long by 7.5m wide with a height of 5.9m to ridge (3m to eaves), featuring a pitched slate roof, sand cement render walls, UPVC windows, and two garage doors on the front elevation.
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The site is in countryside not zoned for development, within an Area of High Landscape or Coastal Value, so General Policy 3 presumes against development and there is no specific exception for garages…
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; not adversely affect landscape character, amenity, highway safety, or provide adequate parking. Officer assessed the garage's scale as subordinate, design (pitched slate roof, render) as blending with dwelling, siting as partly concealed, maintaining highway views and parking, thus complying with criteria (b), (c), (f), (g), (h), (i).
Environment Policy 1
Protects countryside outside settlements from adverse development unless overriding national need. Site in unzoned countryside; officer found no adverse countryside impact due to ancillary nature, no tree removal, and subordinate scale, so exception not needed as harm outweighed by residential support.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value unless no harm to character. Site in AHLV; officer confirmed garage would not harm landscape character due to design integration, concealed siting, and minimal visual intrusion in exposed location.
General Policy 3
Presumption against development in unzoned countryside areas. No exception for garages, but officer accepted principle for residential support structure given established use, unlike refused prior scheme with living space.
Environment Policy 4
Protects biodiversity. No impacts as no trees/hedging removed; aligns with IOM Biodiversity Strategy 'no net loss'.
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 residential use only
The garage shall only be used in association with the main dwelling house 'Primrose Lodge' and for purposes incidental to the use of main dwelling house 'Primrose Lodge' as a single dwelling, for no commercial purposes and only in accordance with the internal layout as shown on the submitted Drawing No. Q/9183/1 date stamped and received 27 January 2023 and being retained as such thereafter. Reason: To ensure proper control of the development and to reflect the information provided in the application, as the Department has assessed the impact of the proposal on the basis of the specific use and the documents submitted. The dwelling is within an area not zoned for development and permission has been granted as an exception. The application does not propose to create separate units of accommodation within the site and has not been considered as such.
Do not oppose; no significant negative impact upon highway safety, network functionality and/or parking.
Highway Services HDC, DOI Highway Drainage, and Garff Commissioners all raised no objections to application 23/00130/B for a proposed garage with storage over at Primrose Lodge, Slieau Lewaigue, Maughold, with advisory comments on drainage, licences, and design.
Key concern: surface water runoff onto public highway
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.
Garff Commissioners
No ObjectionThe location of the proposed garage was noted. It was felt that although there would be some visual intrusion this would be mitigated by the proximity of the other buildings on the site.; There were no objections to the proposals.
DOI Highway Drainage
Conditional No ObjectionRecommendation: The applicant should be aware of these two clauses and demonstrate compliance.
Conditions requested: The applicant should be aware of these two clauses and demonstrate compliance.
