Alterations and erection of two storey extension to front elevation

Refusal Reasons

• ✗The two-storey front extension would be at an uncomfortable height above the gutter-line but below the pitch and in alignment with one side of the house and extending across more than half of the main part of the house at the front elevation. It is therefore not considered to be subservient to the main part of the house. The materials and overall form of the building (including windows) are clearly distinct from the existing core of the house. Whilst having a distinct and new element to a building can be a legitimate design approach in some circumstances, to enable the building to be read as an older building with a newer extension, what is proposed here would result in an unsympathetic extension which pays no regard to the core of the dwelling and as such raised concerns in broad design terms. The original roof of the dwelling is arguably the best-preserved vernacular feature, and this would be undermined by the proposed alterations to accommodate the abutting extension. A traditional approach in the countryside is generally preferred, the existing context of the site is of a traditional cottage which despite some modern alterations retains its traditional core. Although the site dwelling is arguably not particularly visible from public view and does not occupy an especially prominent location within the landscape, this is not considered to justify a poor quality design or overall approach which departs from Housing Policy 15 and General Policy 2(b) of the Isle of Man Strategic Plan (2016).