18 December 2018 · Delegated
Rose Hill Lodge, Richmond Hill, Douglas, Isle Of Man, IM4 1jg
The application sought permission to build a detached double garage at Rose Hill Lodge, Richmond Hill, Braddan — a property in a rural countryside location adjacent to the A5. The proposed garage measures 6m x 6m with two 2.4m-wide doors and would replace an existing shed, with the existing driveway and gated access retained unchanged. A previous permission (15/00755/B) had approved a slightly larger garage (6.7m x 6.7m) elsewhere on the site, but the applicants indicated they did not intend to proceed with that scheme. The key planning issue was visual impact on the rural character of the area, given that Isle of Man Strategic Plan policies GP3, EPS1, and EPS2 presume against development in the countryside. The officer concluded that the garage would not be especially prominent — it is unlikely to be visible from the nearby public footpath to the east — and that what could be seen from the A5 would fit in with the residential curtilage in scale, design, and finish. The officer also noted that a similar structure could be built without planning permission under permitted development rules, albeit in a different position and slightly smaller.
The garage was approved because its visual impact on the surrounding rural area was judged not unduly detrimental. It fits the scale and character of the residential curtilage, is unlikely to be visible from the nearby public footpath, and is comparable in size to what could be built without planning permission. The existence of a previously approved but unimplemented garage on the same site was considered but not found to require a restrictive condition.
Isle of Man Strategic Plan 2016
presume against development in areas such as this and protect the countryside
General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land (1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. 6.4 Planning Agreements 6.4.1 Where development is acceptable and in accordance with the provisions of this Plan and the relevant Area Plan, but raises issues which cannot be addressed by the imposition of planning conditions, the Department will seek to conclude an Agreement with the developer under Section 13 of the 1999 Town and Country Planning Act.
Isle of Man Strategic Plan 2016
protect the countryside for its own sake and in the interested of its visual character
Isle of Man Strategic Plan 2016
protect the countryside for its own sake and in the interested of its visual character
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The garage hereby permitted shall only be used for purposes which are incidental to the main dwelling house known as 'Rose Hill Lodge' Reason: For the avoidance of doubt.
erection of a two storey extension to the south western elevation and erection of a single storey garage
erection of a detached double garage with store over
change of use of the dwelling from residential to self-catering accommodation
erection of a replacement dwelling
