Erection of extension to existing barns with associated alterations to create garage

Refusal Reasons

• ✗The principle of development is unacceptable because it would result in the extension to the existing barn to form a garage being out of scale and character with the countryside location. In this case, the close proximity of the new garage building to the dwelling, is read as an extension to the dwelling. Policy H15 of the Isle of Man Strategic Plan 2016, permits up to 50% increase in floor space for rural extensions. The floor-space of the new garage structure would increase from the existing approx. 77.6m2 to approx. 176.4m2, representing an increase of approx. 98.8m2, or 136%. This is in addition to the floorspace created by previously approved extensions to the dwelling at Rose Cottage. This area demonstrably exceeds this floor-space limit. Therefore, the proposal would result in an excessive form of development in the open countryside, out of scale for the site and its rural surroundings, and would be contrary to the provisions of Strategic Policy ST2; Spatial Policy SP5; General Policy GP2 b) and c); General Policy GP3 a), b) and c); and Housing Policies H15 and H16 in the Isle of Man Strategic Plan 2016; and, Planning Circular 3/91.
• ✗The proposed extension to the barn to form a garage is unacceptable because it would be out of scale and keeping with the dwelling on site. Its poor design would result in it appearing as a visually intrusive, and incongruous addition at odds with the appearance of the traditional Manx Barn/Stables appearance of the host structure. Whilst views of the site and surroundings are limited it would represent a large oversized structure which would be poorly related to its rural surroundings and as such it would be contrary to the provisions of Policies GEN2 b) and c); GEN3 c) H15; ENV1 and ENV2 in the Isle of Man Strategic Plan 2016 and, Planning Circular 3/91. In respect of Policy ENV2, this indicates that such development will only be permitted where: "(a) the development would not harm the character and quality of the landscape; or (b) the location for the development is essential." In this case, neither of these criteria in Policy ENV2 are met.