8 January 2019 · Delegated - Head of Development Management (Stephen Butler)
Ballacreggan Farm, Sound Road, Glen Maye, Isle Of Man, IM5 3bj
The proposal involved demolishing a single-storey annex and erecting a two-storey extension (13.3m x 6.85m footprint plus single-storey elements) to an agricultural farmhouse built in the 1990s, adding 169 sq m to reach 383 sq m total floor area.
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The officer determined the extension would create self-contained living accommodation of a scale and design allowing separate occupation from the main house, constituting 'essentially a new house in t…
Environment Policy 1
Protects countryside (land outside settlements) for its own sake; development not permitted unless overriding national need outweighs protection and no reasonable alternative. Officer assessed the extension as new housing without such need, adversely affecting countryside.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value and Scenic Significance (AHLV); character most important unless no harm or location essential. Site in AHLV; proposal harmed landscape character, visible publicly, no essential location shown.
Housing Policy 15
Extensions to traditionally styled countryside properties only if respecting proportion, form, appearance; exceptionally over 50% floor area. 79% increase failed test; design/form did not subordinate to existing simple two-storey house.
Strategic Policy 2 - Priority for new development to identified towns and villages
Part of policies supporting sustainable development in settlements; extension seen as new house outside such areas.
Strategic Policy 10
Supports sustainable development framework; countryside proposal lacked sustainability justification.
Spatial Policy 5
Guides development to appropriate locations; rural site inappropriate for additional housing.
General Policy 3
General development principles; failed due to countryside location and scale.
Housing Policy 4
Housing in sustainable locations; additional unit not justified in countryside.
happy to support the application
no objection
Patrick Parish Commissioners initially requested deferral of consultation due to meeting schedule but later confirmed no objection to the application following their meeting.
Patrick Parish Commissioners
No ObjectionNO OBJECTION would be made on the following: - 18/01174 - Alterations and 2-storey extension at Ballacreggan, Sound Rd, Glen Maye
The original application for a two-storey side and rear extension to Ballacreggan Farmhouse was refused by DEFA. The appellants argued agricultural need due to farm expansion requiring additional resident labour, minimal visual impact, and subservient design. The Council contested lack of functional need, potential for separate dwelling, and visual harm under EP1, EP2, GP3, HP4, and HP15. The inspector found the extension compliant with EP1-2 and HP15 on design grounds, accepted agricultural justification supported by local commissioners and MHK, and deemed the 79% floorspace increase exceptionally justified. The appeal was allowed subject to conditions ensuring single unit occupancy and extended agricultural occupancy restrictions.
Precedent Value
Demonstrates that extensions >50% under HP15 can succeed in AHLV with proven agricultural need, local support, and design compliance; future applicants should provide robust labour data, secure conditions, and gather local endorsements.
Inspector: Brian J Sims
