14 March 2011 · Delegated - Senior Planning Officer
Ryzak & Cockroft, Dhrynane House, Church Road, Maughold, Isle Of Man, IM7 1as
The proposal is for a single storey extension to the southern elevation of Thie Dhrynane, a traditional two-storey dwelling in Maughold village, with dimensions of 4.3m projection, 3.9m width, and 3.6m ridge height, featuring a pitched roof and extensive timber glazed frames.
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The officer assessed against Housing Policy 15, noting the extension represents a 10% increase in floor area, well below the 50% threshold beyond which permissions are only granted exceptionally, and …
Environment Policy 2
Protects Areas of High Landscape or Coastal Value and Scenic Significance (AHLV), prioritising landscape character unless no harm shown. Officer noted site zoning but focused assessment on other policies as minor extension; implied no harm due to limited scale and siting.
Housing Policy 15
Extensions to traditionally styled countryside properties approved if respecting proportion, form, appearance; exceptional only beyond 50% floorspace increase. Proposal at 10% increase 'well below the 50% threshold'; design, proportion, form in keeping with host, timber glazing appropriate.
Environment Policy 35
Permits in Conservation Areas only development preserving/enhancing character, protecting special features. Extension sited to limit public view, design/height in keeping, no adverse effect on character; Conservation Officer no objection.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the extension to side elevation as proposed in the submitted documents and drawing R/7111/1A all received on 25th January 2011.
Do not oppose. Has no traffic management, parking or road safety implications.
No objection
No objection
Water Authority Drainage offers conditional no objection requiring no surface water discharge to foul systems and soakaway approval; Highways Division does not oppose; Maughold Parish Commissioners have no objection but comment on farm separation; adjacent landowner objects on heritage and amenity grounds.
Key concern: compromise the form of this traditional Manx house/cottage in the heart of the conservation area
Water Authority Drainage Division
Conditional No ObjectionNo Objection: - subject to the following conditions; In the event that this application is approved I should be grateful if the above comments could be incorporated in the approval notice.
Conditions requested: There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water & Sewerage Authority, Drainage Division and the Sewerage Act 1999.; The use of soakaways are subject to Building Control approval and if this approval is not granted, the Drainage Division would not give permission for the discharge of surface water into the existing foul system and an alternative means of disposal would have to be sought.
Highways Division
No ObjectionDo not oppose has no adverse traffic management, parking or road safety implications
Maughold Parish Commissioners
No ObjectionThe Commissioners have no objection to the material proposals in this application.; The maintenance of this distance has previously been a concern of the applicant. Any consequent reduction in the distance between the domestic dwelling and the curtilage of the farm must not be allowed to influence or prejudice normal agricultural operations carried out on the farm.
J R S Corkill
ObjectionI wish to lodge my objection to the proposed extension on the following grounds :-
The original application 11/00103/B for a single-storey extension to the side of Thie Dhrynane was permitted by the planning authority, complying with Housing Policy 15 and Environment Policy 35. Mr. J Corkill, owner of the adjacent Baldromma Mooar Farm, appealed under written representations, arguing the extension would compromise the traditional Manx house form in the conservation area and bring living accommodation too close to his farmyard operations. The planning authority and Maughold Parish Commissioners supported approval, noting the design respects the property and limited impact on farm operations. The inspector found the extension subordinate in scale, complementary in form, and compliant with policies, with no significant harm to residential amenity or conservation area character. The appeal was dismissed, upholding the approval.
Precedent Value
This appeal shows that extensions to traditional dwellings in conservation areas can succeed on appeal against neighbour objections if design is subordinate and matches existing features, even adjacent to farms; appellants must provide evidence beyond general concerns about noise or proximity.
Inspector: G Farrington
