12 May 2005 · Planning Committee
Kennaa Cottage, Kennaa Road, St. Johns, Isle Of Man, IM4 3lw
The proposal involved adding a two-storey extension to Kennaa Cottage, flush with the existing gable closest to the road, increasing the footprint by 47% (from 64.8m² to 95.52m²) and floor area by 73% (from 119.76m²). The cottage is a traditional building sited close to the highway in a scenic countryside area.
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The Planning Committee refused the application because Kennaa Cottage is a traditional Manx cottage sited close to the highway in an Area of High Landscape or Coastal Value and Scenic Significance.
Planning Circular 3/91 'Guide to the design of residential development in the countryside' Policy 3
Policy 3 requires that extensions to existing buildings should maintain the character of the original form. The officer assessed the proposal against this, noting the extension's size (47% footprint increase) and position (flush with gable) would fail this test, not being subsidiary to the main dwelling. This was the key policy failure leading to refusal, despite amendments.
no objection
no adverse traffic impacts
smoke detectors recommended
Multiple statutory consultees including DOT Highways, Isle of Man Fire and Rescue Service, and German Parish Commissioners raised no objections to the proposed two-storey extension at Kennaa Cottage, with the Fire Service recommending smoke detection installation.
DOT Highways Division
No ObjectionNo adverse traffic impacts.
Isle of Man Fire and Rescue Service
No ObjectionI do not require to appear at the review hearing provided that the previously submitted written observations made on my behalf are taken into consideration by the Planning Committee.
Conditions requested: The installation of mains wired, interconnected domestic smoke detection conforming to BS 5446 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended in accordance with Section 1 of the Building Regulations 2000 – Approved Document B
German Parish Commissioners
No ObjectionMy Commissioners have no objection to this application
German Parish Commissioners
No ObjectionMy Commissioners do not have any objections to this application and do not wish to make any further comment at this time.
