11/01577/GBRefused

3 February 2012 · Delegated - Development Control Manager (Jennifer Chie)

Erection of a garage and utility extension to replace existing (In association with 11/01578/CON)

Ballaradcliffe House, Kiondroghad Road, Andreas, Isle Of Man, IM7 3el

Why was this refused?

Impact on Registered Building character
Cumulative effect of successive extensions
Increased scale/mass of garage obscuring historic core
Lack of justification for demolition/replacement
Non-compliance with heritage policies

Ballaradcliffe House is a two-storey detached hipped roof dwelling with tall chimneys, located on the western edge of Andreas village, designated as Existing Predominantly Residential. The proposal sought to demolish an existing single-storey garage/store on the western side and replace it with a new hipped roof garage…

Refusal Reasons

✗The replacement garage will be larger in area and in height than the existing garage/store which is not an attractive or original part of the building. Replacing this with something larger will detract further from the character and appearance of the property and as such the proposal will not comply with the policies in respect of Registered Buildings which seek to preserve or enhance the building: the proposed garage will do neither. The proposal is therefore contrary to the provisions of Environment Policy 32, Planning Policy Statement 1/01 and General Policy 2c.

Documents (8)

Location Plan

📐

Existing Plans and Elevations

10 Nov 111pp

🗺️

Location and Site Plans

10 Nov 111pp

🗺️

Site and Location Plans

29 Nov 111pp

📐

Proposed Plans and Elevations

10 Nov 111pp

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Decision & Reasoning

Refused3 February 2012

The replacement garage would be larger in area (3.6m wider) and height (2.1m taller) than the existing garage/store, which is already 'not an attractive or original part of the building'.

Policies Assessed (2)

GP2

General Policy 2

Requires development to respect site/surroundings in scale/form/design, not adversely affect character of locality, and provide safe access. Assessed compliant for amenities, traffic, highway safety (sub-clauses c, g, h, i, j, m) but failed 2c due to scale detracting from Registered Building's character.

ENV32

Environment Policy 32

Prohibits extensions/alterations to Registered Buildings that detrimentally affect their special character. Proposal failed as larger garage would detract from character without preserving or enhancing it.

Public Comments (3)

SupportAndreas Parish Commissioners(parish)

no objections including the amended plans as submitted

SupportIsle of Man Water and Sewerage Authority(statutory consultee)

No Objection subject to no surface water discharge to foul sewer (noted as satisfied by soakaway proposal)

ObjectionGeoffrey Alistair Clark(public)

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People

Sarah Corlett

Case Officer

Design Point Architectural

Agent

Key Information

Reference: 11/01577/GB
Decision: Refused
Date: 3 February 2012
Parish: Andreas
Property: 🏡 Detached
Year: 2012
Type: General Building
Category: Residential / Extension
Scale: minor

Property Details

Property Type: dwelling
Proposal Type: replacement
Context: village
Heritage: registered building
Storeys: 2

Sale History (2)

£0nominal

Dec 2022

£530,000

Feb 2008

Property Planning History (14)

25/90334/BApproved2025

Erection of detached garage

19/00824/CONApproved2019

Application for the de-registration of Ballaradcliffe House (07/00247/REGBLD) in accordance with 7(1)(a) of the (Registered Buildings) Regulations 2013

14/00319/GBRefused2014

Variations and additional details pursuant to approved PA 11/00700/GB & PA 11/00701/CON (partial retrospective) (In association with PA 14/00320/CON)

14/00320/CONRefused2014

Registered Building consent for variations and additional details pursuant to approved PA 11/00700/GB & PA 11/00701/CON (partial retrospective) (In association with PA 14/00319/CON) Registered Building Nos. 247

11/01578/CONRefused2012

Registered Building consent for the erection of a garage and utility extension to replace existing (In association with 11/01577/GB) Registered Building Nos. 247

11/01577/GBRefused2012Viewing

Erection of a garage and utility extension to replace existing (In association with 11/01578/CON)

11/00701/CONApproved2011

Registered Building Consent for alterations and extensions to dwelling (RB no 247 in association with 11/00700/GB)

11/00700/GBApproved2011

Alterations and extensions to dwelling (In association with 11/00701/CON)

11/00237/CONWithdrawn2011

Registered Building Consent for alterations and extensions to dwelling (RB no 247 in association with 11/00236GB)

11/00236/GBWithdrawn2011

Alterations and extensions to dwelling (in association with 11/00237CON)

Why was this refused?

Impact on Registered Building character

Cumulative effect of successive extensions

Increased scale/mass of garage obscuring historic core

Lack of justification for demolition/replacement

Non-compliance with heritage policies

Refusal Reasons

✗The replacement garage will be larger in area and in height than the existing garage/store which is not an attractive or original part of the building. Replacing this with something larger will detract further from the character and appearance of the property and as such the proposal will not comply with the policies in respect of Registered Buildings which seek to preserve or enhance the building: the proposed garage will do neither. The proposal is therefore contrary to the provisions of Environment Policy 32, Planning Policy Statement 1/01 and General Policy 2c.

Policies Assessed (2)

GP2

General Policy 2

ENV32

Environment Policy 32

Public Comments (3)

SupportAndreas Parish Commissioners(parish)

no objections including the amended plans as submitted

SupportIsle of Man Water and Sewerage Authority(statutory consultee)

No Objection subject to no surface water discharge to foul sewer (noted as satisfied by soakaway proposal)

ObjectionGeoffrey Alistair Clark(public)