3 October 2005 · Minister (confirmed Planning Committee refusal on appeal)
High Bank, Knock Froy Road, Santon, Isle Of Man, IM4 1jd
The proposal involved converting an existing 1970s modern bungalow (footprint circa 170m²) into a two-storey dwelling by raising the ridge height, adding dormer windows for additional bedrooms and bathroom, lifting parts to full two-storey for en-suite bedrooms, and including a split-level extension for a sun lounge/co…
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The site is in an Area of High Landscape or Coastal Value and Scenic Significance per 1982 Development Plan; extensions to non-traditional countryside dwellings must not increase visual impact and sho…
Planning Circular 3/91 'Guide to the design of residential development in the countryside' Policy 3
Requires extensions to existing buildings to maintain the character of the original form, intended for traditionally designed properties; proposal's modern dormers, hip roof etc. judged not to comply as it increases non-traditional impact in sensitive area.
Housing Policy 15
Extensions to traditional countryside properties must respect proportion, form, appearance; emerging policy applied to judge non-traditional extension harmful despite site remoteness.
Housing Policy 16
Extensions to non-traditional dwellings not permitted if increasing public visual impact; proposal makes building more conspicuous without traditional redesign, failing test despite arguments of limited visibility.
No adverse traffic impacts, subject to sight splays condition per Manx Roads 1
no objection
Highways Division raised no objection subject to sight splays condition; Fire and Rescue Service recommended smoke detection; neighbours (Killeen & Lewthwaite) had no objection to scale but objected to design elements lacking rural character in an Area of High Landscape Value.
Key concern: design fails to achieve appropriately rural appearance and character in Area of High Landscape Value and Scenic Significance
Department of Transport Highways Division
Conditional No ObjectionNo adverse traffic impacts, subject to the imposition of the following conditions; Sight splays shall be provided in compliance with Manx Roads 1. Reason for condition In the interests of road safety.
Conditions requested: Sight splays shall be provided in compliance with Manx Roads
Isle of Man Fire and Rescue Service
Conditional No ObjectionThe 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
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
A Killeen & S Lewthwaite
Objectionwe confirm that we have no objection to the scale or extent of the development but do feel that some attempt should be made to comply with established design criteria; the submitted plans fail completely to achieve this objective; THE ½ HIPPED ROOF DETAIL TO THE MAIN ROOF IS OUT OF KEEPING AND NOT A TRADITIONAL FEATURE; THE CONSIDERABLE EXPENSE OF WINDOWS/GLAZING IS NOT APPROPRIATE; THE WIDE DORMERS WITH THE UNACCEPTABLE SHALLOW PITCH IS TOTALY OUT OF KEEPING; THE PROPOSED 'FACE BRICK' ELEMENTS ARE INAPPROPRIATE
The original application for conversion of the bungalow at High Bank, Knock Froy Road, Santon into a two-storey dwelling with split-level extension providing a sun lounge and garage under was refused by the Planning Committee on 23 September 2005 and confirmed on review on 11 November 2005 primarily for lacking a traditional style suitable for the rural area. The appellant argued that vertical extension was appropriate given the neighbouring two-storey development, maintained the character of the existing form per policy, and represented an enhancement, requesting partial approval if needed. The Council defended the refusal emphasizing the need for traditional design in the countryside given increased visibility. The inspector agreed with the Council, finding specific design elements like window proportions, hip roof, dormers, and brickwork unacceptable in the sensitive landscape, despite no issue with scale, and recommended dismissal without partial approval. The appeal was dismissed, upholding the refusal.
Precedent Value
This appeal demonstrates that even for householder extensions in countryside, inspectors demand traditional rural Manx design details (windows, roofs, dormers, materials) regardless of existing modern bungalow; scale alone is insufficient—resubmit with sympathetic scheme rather than seek approval with conditions.
Inspector: Terrence Kemmann-Lane
