13 May 2015 · Director of Planning and Building Control
Baljean Cottage, Baldhoon Road, Baldhoon, Laxey, Isle Of Man, IM4 7ql
The proposal involved demolishing an existing single-storey lean-to extension on the southwest elevation of Baljean Cottage and replacing it with a new two-storey extension providing a lounge, porch, WC at ground floor, and en-suite bedroom at first floor.
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The officer assessed the principle of the extension in a sensitive countryside location zoned as an Area of High Landscape or Coastal Value and Scenic Significance, where development must not harm lan…
General Policy 3
GP3 prohibits development outside zoned areas except in specific countryside exceptions like replacement dwellings. The officer found no applicable exception for this extension, as it is not essential housing, conversion, or other listed categories, rendering it unacceptable in countryside.
Environment Policy 1
ENV1 protects countryside ecology unless overriding national need with no alternative. The extension would adversely affect the countryside, with no overriding need identified, leading to policy failure.
Environment Policy 2
ENV2 prioritises landscape character protection in AHLV areas unless no harm or essential location. The extension's scale and massing would harm character despite distant visibility, failing both tests.
Environment Policy 40
ENV40 prevents development damaging archaeological sites or settings. Near St Matthews Chapel (architectural interest), the proposal was assessed but refusal focused more on other policies; cited in recommendation.
Housing Policy 15
HP15 approves extensions to traditional countryside properties only if respecting proportion, form, appearance; exceptional cases over 50% floorspace. At 71.8% increase, the extension's size, massing, and design (e.g. large gable glazing) failed to respect the original, not qualifying as exceptional.
recommend the application be approved (18/03/2015)
do not oppose the current planning application (30/03/2015)
Lonan Parish Commissioners recommend approval of the planning application for a two storey extension to the dwelling at Baljean Cottage.
Lonan Parish Commissioners
Supportthe Board recommends approval of the above Planning Application. This is subject to the approval of the Planning Committee of the Department of Infrastructure.
