10 February 2020 · Head of Development Management (Stephen Butler)
The Haven, Agneash, Isle Of Man, IM4 7ns
The proposal involved erecting a 4m by 7.357m rear extension to The Haven, a detached two-storey traditional cottage in Agneash, with a flat roof and a 1.4m by 3.6m roof lantern to provide additional living space.
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The officer determined the extension's design, finish, mass, and appearance would adversely impact the existing property due to its inappropriate form, creating an overbearing feeling and jarring cont…
Housing Policy 16
HP16 states extensions to non-traditional dwellings or those of poor form will not generally be permitted if they increase public visual impact. The officer found the proposal increased impact through inappropriate form and mass, visible from roadside, failing the policy as it did not respect the property's remaining traditional factors in a sensitive rural area.
General Policy 3
GP3 permits development outside zoned areas only in exceptional cases like agricultural housing or rural building conversions. The extension as householder development did not qualify for exceptions, but was assessed given the existing dwelling; however, strict countryside controls applied due to location.
Environment Policy 1
ENV1 protects countryside ecology unless overriding national need exists. The site in countryside was assessed; no overriding need found, but proposal's rural impacts weighed against protection.
Environment Policy 2
ENV2 prioritises landscape character in AHLV areas unless no harm or essential location. The extension harmed character through modern design in High Landscape Value area.
Environment Policy 4
ENV4 prohibits development harming protected species/habitats. Considered due to Area of Ecological Interest with bats and orchids noted, but no specific adverse effects identified in proposal.
Housing Policy 15
HP15 approves extensions to traditional countryside properties if respecting proportion/form, limited to 50% floorspace exceptionally. Proposal's modern style did not respect form despite <50% size.
Ecological interest policy
Presumption against development harming ecological areas in Agneash (Area 8). Area noted for bats and orchids, poor access, no mains drainage; no direct harm shown.
No Highways Interest
no objection
Both DOI Highways Division and Garff Commissioners responded with no objections to the proposed rear extension at The Haven, Agneash, Laxey.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; DNO on 14.11.19
Garff Commissioners
No ObjectionThe Commission had no objections to these proposals.
The original application for a single-storey flat-roofed rear extension to 'The Haven' in Agneash, Laxey, was refused due to its incompatibility with the traditional house design, overbearing appearance, and location in countryside/Area of High Landscape Value. The appellant argued the extension was subordinate, secluded, and consistent with modern trends, with no neighbour objections and recent approvals nearby. The Council defended refusal citing multiple Strategic Plan policies and design guidance restricting non-traditional extensions in protected areas. The inspector found the extension subordinate, not overbearing or jarring, with minimal public visibility, and not breaching key policies, recommending allowance. The Minister accepted this recommendation and approved the appeal subject to a standard time condition on 17 December 2020.
Precedent Value
This appeal demonstrates that house extensions in enclosed countryside gardens can succeed even in high landscape value areas if visually subordinate with minimal public impact, particularly where the host dwelling has lost traditional character. Future applicants should provide detailed visibility analysis, evidence of prior extensions, and local comparables to argue against rigid policy application.
Inspector: Michael Hurley
