2 July 2003 · Planning Committee (on review)
Ballahig, Foxdale Road, The Hope, St. Johns, Isle Of Man, IM4 3au
The proposal sought approval in principle for extending an existing two-storey stone dwelling and linking it to a stone outbuilding (previously approved for residential conversion) with a two-storey rear extension projecting south and west, plus a garage addition, at Ballahig Farm on the rural A3 Foxdale Road.
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The Planning Committee considered the indicative plans showed extensions that would add significantly to the massing of the modest existing dwelling, making it appear overly long from the highway (par…
Planning Circular 1/88 'Residential Development - Houses in the Countryside' Policy 9
Permits sympathetic alterations/extensions to countryside dwellings to avoid dilapidation but examines significant size increases with care; discourages detrimental visual impact or loss of traditional character. Assessed proposal's massing as significant increase creating visual harm and loss of character despite modest existing scale.
Planning Circular 3/91
References vernacular features like regular fenestration; existing dwelling lacks this but extensions exacerbate disproportionate length and massing, failing harmonious enlargement test.
No adverse traffic impacts, subject to conditions on turning space, parking, and access/sight lines for road safety
Department of Transport Highways Division has no objection subject to three specific highway conditions related to access, turning, and parking. Patrick Parish Commissioners object due to the proposed dwelling being overly large and out of keeping with surroundings.
Key concern: The size and style of the proposed dwelling is out of keeping with the surrounding area and other dwellings
Department of Transport Highways Division
Conditional No ObjectionNo adverse traffic impacts, subject to the imposition of the following conditions; To ensure adequate access and vehicle parking facilities and in the interests of road safety.
Conditions requested: The access drive arrangements shall comprise a turning feature to permit a motor car to turn round within the site, so that the vehicle can emerge from the site in forward gear.; Parking arrangements on site shall meet the requirements of the Planning Committee after consultation with the Highway Authority.; The access, including the sight lines, shall meet the requirements of the Planning Committee after consultation with the Highway Authority.
Patrick Parish Commissioners
ObjectionThe size of the proposed dwelling makes it overly large and out of keeping with its surroundings.; The size and style of the proposed dwelling is out of keeping with the surrounding area and other dwellings
The original application for approval in principle for extensions to a rural dwelling was refused by the Planning Committee due to excessive massing harming the dwelling's character and scenic value in a high landscape area. Appellants argued limited visibility due to screening, inconsistency with nearby approvals including a larger extension and commercial unit, and need for modern living standards while retaining historic fabric. The Council defended refusal citing Policy 9 of Planning Circular 1/88 and 1982 Development Plan landscape designations, noting significant scale increase and poor proportions even from indicative plans. Inspector agreed with Council, finding the proposal would harm character and landscape despite being approval in principle, rejected consistency arguments as each case is on merits, and recommended dismissal. No final decision recorded in documents.
Precedent Value
Even for approval in principle, indicative plans must demonstrate compliant scale/design in sensitive landscapes; consistency arguments rarely succeed without evidence of identical circumstances. Future applicants should submit detailed designs early and focus on policy compliance over comparisons.
Inspector: Terrence Kemmann-Lane
