2 August 2024 · Delegated
Mannin Veg, Gansey Point, Port St. Mary, Isle Of Man, IM9 5la
This application sought permission to erect a front porch, rear extension, pitched dormer roof, rear terrace, and various window and door alterations at a property in Gansey, Port St Mary. The application was refused on 2 August 2024. The dormers were found to have a significant adverse visual impact due to their scale, height, mass, and solid bulky appearance, as well as misaligned front window design. The front porch, at 2.3 metres projection, was also considered out of keeping with the character of older dwellings in the area. Both elements were judged to harm the character and appearance of the existing dwelling, the streetscene, and the surrounding coastal area, and to undermine the principles applying to the Port St Mary proposed conservation area and its Character Appraisal.
The application was refused on two grounds. First, the proposed dormers were considered too large, bulky, and top-heavy, with misaligned window design, causing significant harm to the appearance of the dwelling, the streetscene, and the surrounding coastal area. Second, the front porch, projecting 2.3 metres, was judged too large for the character of the area, as such prominent porches are not typical of older dwellings in the Port St Mary proposed conservation area. Both elements were found to fail to preserve or enhance the character of that conservation area.
Refusal Reasons
new development to make positive contribution
Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. 4.4 Economy 4.4.1 The Spatial Strategy identifies the Major Employment Areas around the Island. While the majority of business and employment is focused around the Douglas Metropolitan Area, there are other major employment areas at Castletown, the Airport/Freeport, Peel, Ramsey and Jurby. The Department considers the distribution of employment areas provides a spread of employment opportunities around the Island. While recognising the opportunities for small scale local employment within existing centres it is considered new employment should, in the main, be concentrated within existing settlements or those major employment areas referred to in the Island Spatial Strategy and illustrated on the Key Diagram. Existing Local and new Area Plans will provide detailed boundar ies for these areas. From time to time Government may judge it appropriate to offer financial incentives to encourage economic activity or investment in particular parts of the Island.
Development within land-use zones
new development must be designed to take into account character and identity of locality
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
preserve or enhance conservation areas
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
