29 September 2022 · Delegated - Principal Planner Chris Balmer
Ballakelly, Ballakilpheric, Colby, Isle Of Man, IM9 4bt
The proposal involved raising existing single-storey side and rear extensions on a traditional two-storey Manx stone cottage to create first floor bedrooms with a new pitched slate roof featuring a prominent front-facing gable, plus a new detached garage (8m x 8m x 4m ridge height) finished in local stone and grey tile…
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The officer judged the first floor extension fails Housing Policy 15 as it does not respect the proportion, form, and appearance of the existing traditionally styled cottage, particularly due to the f…
General Policy 2
Requires development to respect site and surroundings in siting, scale, form, design (b), and not adversely affect surrounding landscape character (c). Officer assessed the extension's front gable and raised roof as failing these tests due to unsympathetic form impacting the property and open countryside.
Housing Policy 15
Extensions to traditional countryside properties must respect proportion, form, and appearance; only exceptionally over 50% floorspace. The proposal fails as the gable-ended first floor extension over existing side/rear structures disrupts the cottage's balanced traditional character.
Environment Policy 1
Protects countryside outside settlements; development not permitted unless overriding national need and no alternative. Extension adversely affects countryside openness and rural character in Incised Inland Slopes, with no such need identified.
Policy 3 of Planning Circular 3/91
Extensions to existing buildings should maintain character of original form. The raised extension with front gable does not maintain the cottage's original form.
Do not oppose the application
support the application
Arbory and Rushen Parish Commissioners supported the application; DOI Highways Division did not oppose with a suggestion for an EV charging point; DEFA RB Officer objected to the proposed roof design due to poor architectural form and visual impact.
Key concern: proposed roof design, scale and massing has negative visual impact and poor architectural form
Arbory and Rushen Parish Commissioners
SupportAt their October meeting the Arbory and Rushen Parish Commissioners considered and supported the following applications: e) 21/01124/B Ballakelly Cottage Ballakilpheric. Alterations, erection of first floor extension and erection of a detached garage.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network efficiency and /or parking. An electric vehicle charging point should be considered to aid climate change objectives
DEFA RB Officer
ObjectionThe proposed roof in terms of its design scale and massing would have a negative visual impact upon the principle building, the form is so poor architecturally, that I cannot see how it could be acceptable in design terms.; Whilst not a planning matter, I recommend that advice is sort from our building control colleagues, as I struggle to see how it could even be constructed.
DOI Highways Division
No ObjectionOn behalf of Highways Development Control, I advise that there is no objection to written submissions for this appeal. Additionally, that HDC will not be making a statement. The issues are unrelated to highway matters.
The original application for alterations, first floor extension, and detached garage was refused by delegated officer decision on 29 September 2022 for failing Housing Policy 15, General Policy 2, Environment Policy 1, and Policy 3 of Planning Circular 3/91 due to impacts on form, character, and countryside. Appellant argued procedural unfairness in ignoring supporting emails/photos, that it was a roof replacement not extension on a 50-year-old structure matching local precedents, and benefits for carbon reduction/climate emergency. Council defended refusal emphasizing design/form conflicts with original cottage and countryside policies. Inspector found proposal acceptable given existing extensions' character, local precedents, and minimal countryside harm, recommending approval subject to standard time condition.
Precedent Value
Appeals can succeed where existing non-traditional additions alter property character baseline, allowing sympathetic updates without 'destroying' original form; local precedents and engineering evidence key to overcoming countryside design objections.
Inspector: Richard Perrins
