2 August 2005 · Planning Committee (review on written evidence)
Hill Side, Main Road, Ballaugh, Isle Of Man, IM7 5eb
The site is a two-storey farmhouse in open countryside within an Area of High Landscape or Coastal Value and Scenic Significance, located on the A3 between Ballaugh and Sulby. The proposal involved demolishing the remains of a derelict two-storey barn (10.6m east of the house) and a attached single garage, replacing th…
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The Planning Officer (Ian Brooks) and Committee found the extension disproportionate, not in uniform with the existing cottage, with fenestration out of keeping; it projects 15.6m sideways exceeding t…
Planning Circular 3/91 - Guide to design of residential development in the countryside
Requires extensions to existing buildings to 'maintain the character of the original form', be rectangular/simple in shape. Officer/Committee/Inspector found proposal fails as link + two-storey block appears as separate dwelling, not modest extension maintaining cottage character; projection disrupts rhythm, harms visual amenities.
Planning Circular 3/91 - Guide to design of residential development in the countryside
Requires external finishes from 'limited range of traditional materials'. Proposal uses similar materials to original barn but overall form unsympathetic; not decisive factor in refusal.
Planning Circular 3/91 - Guide to design of residential development in the countryside
Requires doors/windows 'size and relationship... follow traditional rural forms'. Fenestration (varying sizes/styles, dormers, large patio doors) not in character with cottage, out of place on front/rear elevations.
Planning Circular 3/91 - Guide to design of residential development in the countryside
Requires new work to 'follow and respect successful past patterns'. Proposal introduces uncharacteristic features (decking, modern windows) disrespecting traditional rural scene.
Housing Policy 15
Extensions to traditionally styled countryside properties only if respecting 'proportion, form and appearance of existing property'. Cited in appeal statement; proposal fails due to disproportionate side projection and differing form.
Housing Policy 16
Restricts extensions increasing visual impact of poor/non-traditional dwellings. Existing cottage traditional but proposal worsens impact by dominating site.
No adverse traffic impacts (noted existing driveway visibility issue unrelated to proposal)
No objections, subject to condition that replacement barn not sold off separately from existing dwelling
Highways Division reported no adverse traffic impacts but noted existing inadequate visibility; Fire and Rescue Service recommended refusal due to inadequate means of escape from first floor; Ballaugh Parish Commissioners had no objections but suggested a condition preventing separate sale of the extension.
Key concern: means of escape from proposed first floor accommodation is via a staircase which discharges into an open plan reception room
Department of Transport Highways Division
No ObjectionNo adverse traffic impacts.; The existing driveway onto the A3 has inadequate visibility to serve the needs of the existing traffic. The removal/reduction in height of vegetation on the property boundary and roadside mirrors should be considered to improve safety.
Isle of Man Fire And Rescue Service
ObjectionRecommend Refusal As means of escape from Proposed First Floor Accommodation is via a Stancas Which Discharges in to an Open Plan Reception Room; Recommend Refusal As Means of Escape From Proposed First Floor Accommodation is via a Stancase Which Discharges in to an Openplan Reception Room
Ballaugh Parish Commissioners
Conditional No Objectionhave no objections thereto, but suggest that a condition be included in any approval that the replacement barn is not to be sold off separately from the existing dwelling.
Conditions requested: a condition be included in any approval that the replacement barn is not to be sold off separately from the existing dwelling
The original application (05/00877/B) for demolition of a derelict barn and replacement with an extension of similar size was refused by the Planning Committee on 2 August 2005 and confirmed on review on 23 September 2005, citing harm to visual amenities contrary to Planning Circular 3/91 due to unsympathetic proportion, form and detailing. Appellants argued the extension matched the barn's mass, reflected traditional architecture, was screened by conifers with only fleeting views from the road, and met family needs, supported by prior officer advice and no objections from parish or transport. The inspector found the linked structure appeared as a separate dwelling, fenestration was out of character, and it harmed visual amenities in open countryside/Area of High Landscape Value, contrary to Circular 3/91. The appeal was dismissed at public inquiry on 17 January 2006, upholding the refusal.
Precedent Value
This appeal demonstrates that in countryside/AHLV, extensions must convincingly subordinate to the original dwelling's form without appearing as separate structures; traditional simple rectangular extensions with matching fenestration are essential, overriding prior officer advice or replacement of derelict structures.
Inspector: David G Hollis
