11 December 2014 · Senior Planning Officer (delegated powers) - Decision Notice issued by Director of Planning and Building Control
Bee & Blossom Farm, Upper Scard, Ballakillowey Road, Colby, Isle Of Man, IM9 4bp
The site is the curtilage of Upper Scard, a two-storey traditional Manx dwelling accessed via a narrow track off the A36 in open countryside near Colby, with a converted barn nearby and views from a public footpath and reservoir.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer assessed the principle of the extension in open countryside, its impact on the character and appearance of the traditional dwelling, the 50.03% floor area increase, and effects on the wide…
General Policy 3
Restricts development outside zoned areas in countryside to narrow exceptions (e.g. agricultural housing, barn conversions, replacements); the officer assessed the extension as not qualifying under any exception, failing the principle of development test in open countryside/Uplands adjacent to Manx National Trust land.
Environment Policy 1
Protects countryside and ecology from adverse effects unless overriding national need with no alternative; the proposed extension would adversely affect the countryside/landscape despite limited visibility from A36, as visible from footpath and reservoir, with no overriding justification.
Housing Policy 15
Extensions to traditional countryside properties must respect proportion, form and appearance, with >50% floor area only exceptional; the 50.03% increase was assessed as failing due to inappropriate size, scale, massing and design not complementing the existing balanced traditional dwelling.
no objection to the current planning application (20/11/2014)
do not oppose the current planning application (14/11/2014)
The original application 14/01225/B for a two-storey extension replacing an existing sunroom and adding a new window was refused by the Planning Authority due to the extension's size, design, and massing failing to respect the proportion, form, and appearance of the existing property, contrary to Housing Policy 15. The appellant argued the floorspace increase was under 50%, the design respected the non-traditional form, and it would improve the dwelling's appearance while having minimal visual impact. The inspector found the extension complied with Housing Policy 15, accepted the proportions and design, noted benefits from removing the unattractive sunroom, and concluded minimal impact on the countryside per Environment Policy 1. The appeal was allowed with a standard time limit condition.
Precedent Value
This appeal shows inspectors may allow extensions exceeding 50% if not 'materially' over and design respects existing form, especially when replacing poor additions in low-visibility rural settings. Applicants should provide robust floorspace calculations and stress net visual benefits.
Inspector: Ruth V MacKenzie
