8 May 2025 · Delegated - Principal Planner (Chris Balmer)
Balladhoo Croft, Clanna Road, Braaid, Isle Of Man, IM4 2hw
The proposal involved erecting a two-storey rear extension (8.5m wide x 14.7m projection, 225 sqm external floor space) and a two-storey side extension (7.9m wide x 12m projection) with integral garages, both pitched roof, plus a small porch, solar panels, and re-rendering the front porch, alongside demolishing an exis…
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The officer determined the proposed extensions fail Housing Policy 15 as they increase external floor space by 220% (from 70 sqm to 225 sqm added), far exceeding the 50% limit for traditional countrys…
General Policy 2
Requires development to respect character of site and surroundings in siting, scale, form, design. Officer found proposal fails (b)(c)(g) due to excessive mass, poor form not respecting existing cottage or countryside; harms design and amenities protection.
General Policy 3
Limits countryside development to exceptions. Combined with Spatial Policy 5, assumes against development; officer applied to refuse large extension in countryside as it adversely affects character 'for its own sake'.
Environment Policy 1
Protects countryside outside settlements; development adversely affecting it 'almost always prohibited'. Officer cited as failed due to harm from excessive mass visible in public views.
Housing Policy 15
Extensions to traditional countryside properties must respect proportion/form/appearance; >50% floor space increase only exceptionally. 220% increase (225 sqm vs 70 sqm existing) fails both tests; no exceptional circumstances provided.
Housing Policy 16
No extensions increasing public impact of poor/non-traditional form. Applied to public views despite traditional house; excessive mass increases impact.
Policy 3 of Planning Circular 3/91
Extensions must maintain original form; avoid L-shaped two-storey plans. Proposal's form (rear + side extensions) fails to conform to traditional 'double cube' Manx cottage.
no highway interest in this application
Precedent Value
Future applicants for rural extensions exceeding 50% under Housing Policy 15 should provide detailed evidence of modern needs (space standards, sustainability features requiring space), site history, design evolution showing minimised impact, and comprehensive local precedents with photos/plans to demonstrate inconsistency in policy application.
