22 July 2024 · Acting Head of Development Management (Abigail Morgan)
1, Bradda View, Ballakillowey, Colby, Isle Of Man, IM9 4be
The site is a single-storey bungalow on a corner plot in a cul-de-sac estate of similar 1980s bungalows. The proposal includes a ground floor extension (previously approved) and raising the roof ridge by 1-1.3m to create first-floor bedrooms, with two dormers, a gable end, and roof lights, using materials to match the …
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The officer concluded the proposal would result in a dwellinghouse with no resemblance to the original bungalow due to its inappropriate scale and vernacular on this corner plot, creating a dominating…
Strategic Policy 3 - To respect the character of our towns and villages
Requires development to protect or enhance the individual character of towns and villages by having regard to local materials and character in design. The officer assessed the roof raise, dormers, and gables as failing to respect the single-storey bungalow character on the corner plot, introducing an uncharacteristic mix of elements visible in the streetscene.
General Policy 2
Permits development in line with zoning if it respects site/surroundings in scale/form/design (b), does not adversely affect townscape character (c), and does not harm resident amenity/locality character (g). The proposal failed these criteria due to dominating scale, streetscene disruption, and amenity harms from overbearing impact, overlooking, and shadowing.
no interest
support to the proposal
Highway Services Division has no interest in the application, while Arbory and Rushen Parish Commissioners support the design but note neighbour objections for planners to consider; neighbour representations include one objection and one no objection.
Highway Services HDC
No CommentHighway Services HDC has no interest (NHI) in: ... · 24/00415/B
Arbory and Rushen Parish Commissioners
SupportThe Commissioners felt that the design of the building in application 24/00415/B seemed good.; The Commissioners noted the objections relating to the application from a near neighbour and felt that these objections needed to be considered carefully by planners to ensure that the application complied with the relevant legislation, regulation and policies.
The original application 24/00415/B for ground floor extension (previously approved under 20/01340/B), roof raise to create habitable space, two dormers and rooflights at 1 Bradda View was refused on 22 July 2024 by the Acting Head of Development Management for creating a dominating feature in the streetscene, disrupting openness and having overbearing impact on neighbours (notably 2, 3 Bradda View and 11 The Chase), contrary to Design Guide, Strategic Policy 3 and General Policy 2. The appellants (Cubbon family) appealed on 6 August 2024, challenging the refusal point-by-point with photos, precedents and neighbour support letters, emphasising site context on sloping Ballakillowey Road with mixed housing, sustainability benefits, family needs and Residential Design Guide principles. The Department defended the refusal with detailed Statement of Case, appendices showing visual simulations of dominance, and policy reliance. A neighbour at No.3 Bradda View objected strongly to the appeal. No inspector's analysis or decision available as documents are pre-hearing appeal submissions.
Precedent Value
Appeals must use visuals/photos and neighbour evidence to robustly challenge officer assertions on dominance/amenity; council will defend estate character strongly even with mixed surrounds; securing affected neighbours' support critical but one strong objector can sustain refusal case.
