25 October 2019 · Delegated - Principal Planner (Sarah Corlett)
Temp Supply, Barroose House, Barroose Road, Baldrine, Isle Of Man, IM4 6ap
The site is a 0.96 hectare former quarry with steep banks, elevated above surrounding farmland, located between two existing dwellings near Barroose Farm, Baldrine. The proposal amends the approved dwelling from PA 09/01334/B, which featured a contemporary design with a glazed dome, two-storey wings, stone/render finis…
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The officer accepted the principle of a dwelling based on prior approvals (05/01603/B, 07/00888/B, 09/01334/B), which justified an exception to countryside policies due to the site's former quarry sta…
Environment Policy 1
Requires protection of the countryside for its own sake, permitting development only for overriding national need with no alternative. The officer assessed the proposal's size, massing (47m length, protruding pool annex and porch), and prominence in the elevated former quarry as causing unacceptable visual/environmental detriment, failing the policy despite established principle from history. Lack of eco-design details compounded failure as prior approvals relied on low-impact features.
Strategic Policy 1
Requires optimising previously developed land and efficient site use. Site qualified as previously developed former quarry with redundant buildings, supporting principle via history, but expanded scale reduced efficiency gains.
Strategic Policy 2 - Priority for new development to identified towns and villages
Limits countryside development to exceptional cases. Exception accepted based on site-specific history (quarry, poor buildings, eco-potential), but amendments exceeded prior acceptable scale.
General Policy 3
Permits countryside development on previously developed land if improving landscape/environment. Prior approvals justified via redevelopment reducing negative impact; current proposal's expansion deemed not to improve but harm landscape.
Housing Policy 4
Restricts new countryside housing to exceptional cases like agricultural need or replacements. Principle accepted via history as previously developed land exception, but details failed visual/environmental tests.
Policy L/OSNC/PR/1
Presumption against development in open space/agricultural areas per Laxey and Lonan Local Plan. Site in such area, but history overrode presumption; amendments did not.
no highways interest in the application
Garff Commissioners object to the application citing unacceptable size, massing, and visual impact in a sensitive rural location, while DOI Highways Division has no highways interest.
Key concern: overall size, massing and prominence of the proposed dwelling in relation to its countryside setting - particularly in regard to the swimming pool annex - would result in unacceptable visual and environmental detriment
Garff Parish District Commissioners
No CommentThe Board Resolved to defer a decision to the Planning Committee on how to interpret Planning Policy against this application.; Housing Policy (HP16) in regard to extensions to dwellings in the countryside was particularly noted.
Garff Parish District Commissioners
ObjectionThe Commission wishes to reiterate its objection to PA 19/01039/B to the Inspector.; In accordance with the above the Commission agrees with the decision of the Planning Committee to Refuse the application.; The overall size, massing and prominence of the proposed dwelling in relation to its countryside setting - particularly in regard to the swimming pool annex - would result in unacceptable visual and environmental detriment to the surrounding area, and would not accord with Environment Policy 1 which required the protection of the countryside for its own sake.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI
The original application for amendments to previously approved dwelling 09/01334/B was refused by DEFA under delegated powers for visual/environmental impact contrary to Environment Policy 1 and failure to demonstrate eco-friendly design. Appellant argued the extension had minimal visual impact due to quarry location and committed to original eco-features plus permitted development renewables. Council defended refusal on increased massing and lack of sustainability details. Inspector found principle established by prior approvals, visual impact acceptable due to topography and landscaping condition, and environmental concerns addressed by agreed SAP 97 energy condition. Minister accepted recommendation and allowed appeal on 4 November 2020.
Precedent Value
Demonstrates that extensions to exceptional countryside approvals can succeed via site-specific fallback, topography mitigation, and binding conditions securing original policy justifications. Future applicants should submit detailed energy/landscape info upfront or agree conditions at inquiry.
Inspector: Brian J Sims
