12/00736/BRefused

29 June 2012 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)

Alterations and erection of extensions to dwelling (amendment to PA 08/02275/B)

Cattery, Boodee Beg, Bride Road, Bride, Isle Of Man, IM7 4af

Received17 May 2012

Validated23 May 2012

Decided29 Jun 2012

43 days

Received17 May 2012

Validated23 May 2012

Decided29 Jun 2012

43 days

Why was this refused?

Excessive massing doubling floor space beyond 50% limit
Failure to respect proportion, form and appearance of existing dwelling
Increased prominence in Area of High Landscape or Coastal Value
Non-compliance with design guidance for countryside extensions
Overdevelopment of site
Visual impact from public highway

The proposal sought approval for amendments to the previously approved planning permission PA 08/02275/B for alterations and extensions to the two-storey dwelling at Boodee Beg. Key changes included removing the front porch, adding a single-storey gable-end extension to the north-west side (1.5m projection, 1.8m setbac…

Refusal Reasons

✗The proposal, in its entirety, would more than double the massing and externally measured floor space of the existing property and as such far surpass the generally recognised optimum figure increase of 50% provisioned in Housing Policy 15 in the Isle of Man Strategic Plan. The increase in mass, in conjunction with the proposed design of the extension on the south-east side elevation does not respect the proportion form and appearance of the existing property - from the public highway or up close. As such, the proposal does not comply with the provisions in Housing Policy 15 and 16 in the Isle of Man Strategic Plan 2007.
✗By way of substantial increase in visual appearance as viewed from the public highway (as approaching from Ramsey), the dwelling would become more prominent on the landscape designated as an Area of High Landscape or Coastal Value and Scenic Significance, and therefore would not enhance the character or quality of the landscape. As such, the proposal is contrary to the provisions in Environment Policy 2 in the Isle of Man Strategic Plan 2007.
✗By way of nearly doubling the proportion of the front elevation of the dwelling as viewed from the public highway, the proposed creation of two different sized gable-ends on the rear elevation, and the creation of a gable-end side extension on the north-west side elevation, the extensions do not maintain the character of the original form. As such, the proposal is contrary to the provisions in Policy 3 in Planning Circular 3/91.

Documents (6)

Floor Plans

Floor Plans and Elevations

17 May 121pp

🗺️

Location and Site Plans

17 May 121pp

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Decision & Reasoning

Refused29 June 2012

The officer assessed the dwelling as having a mix of traditional and non-traditional characteristics, applying both Housing Policy 15 (for traditional properties) and 16 (for non-traditional).

Policies Assessed (4)

ENV2

Environment Policy 2

Requires protection of landscape character in Areas of High Landscape or Coastal Value unless development does not harm character/quality or location is essential. Officer found the south-east extension would substantially increase visual prominence from Bride Road (approaching from Ramsey), harming character and quality as site is only partially screened by hedge.

HP15

Housing Policy 15

Permits extensions to traditionally styled countryside properties only where respecting proportion/form/appearance, exceptionally up to 50% floor space increase. Proposal exceeded 100% increase, south-east extension not proportioned to existing, failing the test despite partial traditional character.

HP16

Housing Policy 16

Restricts extensions to non-traditional/poor form dwellings where increasing public impact. Due to mixed character, applied alongside HP15; large side extension increased impact unacceptably from highway.

Policy 3 of Planning Circular 3/91: Guide to the Design of Residential Development in the Countryside

Requires extensions to maintain character of original form (rectangular plan, simple form like traditional farmhouses). Multiple gables (different sizes rear, north-west side), doubled front elevation proportion failed to maintain original form.

Public Comments (2)

SupportHighways Division(statutory consultee)

Recommend approval - has no adverse traffic management, parking or road safety implications

ObjectionBride Parish Commissioners(parish)

Why was this refused?

Excessive massing doubling floor space beyond 50% limit

Failure to respect proportion, form and appearance of existing dwelling

Increased prominence in Area of High Landscape or Coastal Value

Non-compliance with design guidance for countryside extensions

Overdevelopment of site

Visual impact from public highway

Refusal Reasons

✗The proposal, in its entirety, would more than double the massing and externally measured floor space of the existing property and as such far surpass the generally recognised optimum figure increase of 50% provisioned in Housing Policy 15 in the Isle of Man Strategic Plan. The increase in mass, in conjunction with the proposed design of the extension on the south-east side elevation does not respect the proportion form and appearance of the existing property - from the public highway or up close. As such, the proposal does not comply with the provisions in Housing Policy 15 and 16 in the Isle of Man Strategic Plan 2007.
✗By way of substantial increase in visual appearance as viewed from the public highway (as approaching from Ramsey), the dwelling would become more prominent on the landscape designated as an Area of High Landscape or Coastal Value and Scenic Significance, and therefore would not enhance the character or quality of the landscape. As such, the proposal is contrary to the provisions in Environment Policy 2 in the Isle of Man Strategic Plan 2007.
✗By way of nearly doubling the proportion of the front elevation of the dwelling as viewed from the public highway, the proposed creation of two different sized gable-ends on the rear elevation, and the creation of a gable-end side extension on the north-west side elevation, the extensions do not maintain the character of the original form. As such, the proposal is contrary to the provisions in Policy 3 in Planning Circular 3/91.

Policies Assessed (4)

ENV2

Environment Policy 2

HP15

Housing Policy 15

HP16

Housing Policy 16

Policy 3 of Planning Circular 3/91: Guide to the Design of Residential Development in the Countryside