23 August 2007 · Planning Committee
Sandygate House, Clenagh Road, Sandygate, Ramsey, Isle Of Man, IM7 3af
The application sought full planning approval for demolition of existing rear outbuildings at Sandygate House and construction of a substantial two-storey rear extension projecting 7.9m deep, 13.5m wide and 6m high, with internal alterations to create enlarged kitchen, dining room, garden room and improved first-floor …
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Officer assessed that the two-storey rear extension, by virtue of its proximity (7m to Sandygate Cottage conservatory), siting, height (6m max) and length (13.5m wide), would create an overbearing imp…
Planning Circular 3/91
Requires extensions to respect traditional style; officer confirmed proposal complies in proportion, form, finishes, improving appearance by replacing inappropriate extensions.
Housing Policy 15
Requires extensions to countryside properties to respect proportion/form/appearance of existing building, normally <50% added floorspace; appellant argued compliance, officer did not contest on design/scale.
Do not oppose
No objection
Multiple neighbours strongly objected to the proposed extension citing privacy loss, overlooking, loss of light, visual impact, and overdevelopment; Jurby Parish Commissioners initially had no objection and later requested their views be considered on appeal.
Key concern: loss of privacy from direct overlooking into neighbouring gardens and conservatories
Jurby Parish Commissioners
No Objectionmy Commissioners have now considered the above proposed development, and have no objections thereto.
Jurby Parish Commissioners
No Commentmy Commissioners do not wish to add to their already submitted views and comments, but request that those views and comments are taken into consideration
Miss B & K Quiggen, Gollane Cottage
Objectionwe object most strongly to being over looked if it goes ahead.; would quite out of place.
Helen Fox & James Young, Ashdene
Objectioncreating an intolerable nuisance.; quite out of keeping in this area.
Ray & Yvonne Knight, Sandygate Cottage
Objectionhuge intrusion on our current view and sunlight; look like a crammed in afterthought totally out of keeping; view from our house like two goldfish looking out of a bowl; sheer scale of the extension that is quite inappropriate
The original application (07/00494/B) for alterations and extension to the dwelling at Sandygate House was refused by the Planning Committee on 23rd August 2007 for adversely impacting Sandygate Cottage due to proximity, siting, height and length. The appellant argued compliance with policies including Strategic Plan Housing Policy 15 and PC 3/91, minimal impact on neighbours with sufficient separation and boundary treatment, and no loss of light or privacy issues. The council defended the refusal primarily on overbearing impact and amenity loss to Sandygate Cottage. The inspector, after a public inquiry and site visit, found unacceptable overbearing effects and overlooking on Sandygate Cottage and additional overlooking on Gollane Cottage, despite no highways issues or adverse visual impact from public views, leading to dismissal of the appeal on 30th November 2007.
Precedent Value
This appeal demonstrates that even policy-compliant countryside extensions can be refused if they cause unacceptable overbearing or overlooking impacts on immediate neighbours, particularly where proximity removes private garden amenity; future applicants must prioritise 3D modelling of neighbour impacts beyond simple distances.
Inspector: John S Turner
