7 June 2006 · Minister for Local Government and the Environment (on appeal, accepting Inspector's recommendation)
Crawyn House, Killane, Ballaugh, Isle Of Man, IM7 5bb
The proposal involved demolishing a structurally damaged single storey rear kitchen extension at the two-storey rural dwelling Crawyn House and replacing it with a larger two-storey rear extension (7.4m projection, 3.9m wide, 6.1m ridge height, 10m ridge length) providing kitchen/dining/utility/toilet on ground floor a…
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The Department refused as the two-storey L-shaped rear extension would be disproportionate in scale, form and appearance to the existing building due to its 10m ridge length, greater mass replacing th…
Planning Circular 3/91 "Guide to the Design of Residential Development in the Countryside" Policy 3
Requires avoiding 2-storey L-shaped plans in countryside to maintain original building character/form. Officer found proposal breached as it created L-shape doubling rear projection. Inspector interpreted 'should be avoided' as non-absolute, allowing marginal exception here due to structural necessity, screening, and distinction from precedents.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This permission relates to the demolition of a single-storey extension and the erection of a two-storey rear extension and front porch as shown in drawing numbers 5255/1/1, 5255/1/2 and 5255/1/3, date-stamped 9th February 2006.
Materials matching
No facing material shall be used other than material similar to those used on the existing building.
Roof slates
The roof(s) must be finished in dark natural slates.
no objection
no comments
acceptable subject to installation of domestic fire detectors (recommendation, not objection)
Ballaugh Parish Commissioners submitted multiple responses confirming no objections to the proposed development, while the Isle of Man Fire and Rescue Service recommended specific fire safety measures.
Ballaugh Parish Commissioners
No Objectionmy commissioners have now considered the above proposed development, and have no objections thereto.
Ballaugh Parish Commissioners
No Objectionmy commissioners have now considered the above proposed development, and have no objections thereto.
Ballaugh Parish Commissioners
No Objectionmy commissioners do not wish to put forward any further views or comments at this stage, but request that their previously submitted views and comments are taken into consideration at the Appeal.
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 in accordance with Section 1 of the Building Regulations 2000 – Approved Document B
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
The original application for demolition of a single-storey extension and erection of a new two-storey rear extension was refused by the Department on 7th June 2006 due to visual impact and non-compliance with Policy 3 of Circular 3/91 in an ALCVSS. The appellant argued minimal visual impact due to screening, precedents of approved extensions nearby, and need to replace structurally damaged extension. The Department defended refusal citing disproportionate scale, prominent long ridge, and policy against two-storey L-shaped extensions in countryside. The inspector found the L-shaped form and visual impact marginally acceptable given site-specific screening, tree backdrop, distance from A13, and distinguishability from refused Harleys precedent. The appeal was recommended allowed with conditions on materials and slates.
Precedent Value
Demonstrates ALCVSS extensions can succeed if visual impact truly minimal due to screening/distance, even if technically breaching form policies like L-shapes, provided justified by need and distinguished from refusals. Future applicants should emphasise unviewability from key roads and structural imperatives over general precedents.
Inspector: John S Turner
