9 August 2006 · Minister for Local Government and the Environment (following Independent Inspector G Farrington's report)
Ballacoraige Cottage, Cronk Road, Ballaugh, Isle Of Man, IM7 5at
The proposal sought to replace existing single-storey rear annexe and garage with a much larger two-storey rear extension projecting 8m rearwards and 9.2m wide with 7.2m ridge height, a 5.6m x 2.7m flat-roof link extension (2.6m high), and a separate garage, plus a new driveway access across the front garden.
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The officer assessed the proposal as disproportionate in scale, form, and appearance compared to the existing traditional two-storey rural dwelling, with the extension almost doubling the volume, doub…
Planning Circular 3/91 - Guide to design of residential development in the countryside
Requires extensions to rural dwellings to maintain the character of the original form. Officer found the proposal's scale/mass challenged and contrasted with the original house, doubling volume/depth, making it out of proportion. Inspector agreed it failed this test.
Planning Circular 3/91 - Guide to design of residential development in the countryside
Requires doors and windows to follow traditional rural forms. Officer noted horizontal window emphasis conflicted with verticality of existing windows; large pitched roof departed from original shallow gable eaves. Inspector upheld as detracting from traditional character.
no objection
no objection; advise contact re working practices around underground cables/overhead lines
no objection
Department of Transport Highways initially did not oppose but later objected due to inadequate visibility splays for the proposed extension and new access; Manx Electricity Authority requests contact regarding utilities; Ballaugh Parish Commissioners and Fire Service have no objection with standard recommendations.
Key concern: inadequate visibility splays for new access onto local road due to additional traffic from large extension
Department of Transport Highways
ObjectionThe Department of Transport object to this development because the large extension will result in the additional generation of traffic through a driveway access which affords inadequate visibility on to a local road.; The visibility splays from the new access are inadequate to support additional development
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application.; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6.
Conditions requested: applicant must contact the Authority; contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Dept, Network Services, Manx Electricity Authority, (Tel. 687705) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site
Ballaugh Parish Commissioners
No Objectionmy Commissioners have now considered the above proposed development, and have no objections thereto.
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
The original application 06/00649/B for alterations, a garage, two-storey extension and new vehicular access was refused for reasons relating to disproportionate scale and visual impact on the countryside, disruption to rhythm of development, overlooking of neighbour Dreemskerry, and inadequate highway visibility. Appellants argued family needs for more space, no rhythm in existing development, screening by trees and neighbour, and safety improvements from new access. The inspector at a public inquiry on 1 November 2006 found the highway safety and privacy arguments unsustainable but upheld the refusal on the extension's disproportionate scale, massing, projection and design failing to maintain traditional rural character per Planning Circular 3/91. The appeal was dismissed on 8 December 2006 with varied reasoning focused on impact to the existing building's appearance.
Precedent Value
Rural extensions must strictly preserve host building's traditional scale, form and detailing even if screened and other harms absent. Applicants should prioritise subordinate designs aligning with original architecture over functional family needs.
Inspector: G Farrington
