17 May 2007 · Delegated - Director of Planning and Building Control (M. I. McCauley)
Braaid Farm, Top Road, Crosby, Isle Of Man, IM4 4hj
The site is a farm holding on the south-eastern slopes of Greeba Mountain in Marown, comprising an existing two-storey dwelling, garage and two Nissen barns, accessed via a 2.1km unadopted track from Top Crosby Road.
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The officer concluded the proposed dwelling, 30% larger than the approved scheme (cumulatively 175% over existing 330 sqm), would appear prominent and dominant in the landscape due to increased height…
Guide to the Design of Residential Development in the Countryside (Circular 3/91)
Requires 'sensitive and restrained application' of more fashionable 19th-century features for larger houses standing in own grounds; no general dimensions given. Officer assessed proposed 26.5m x 16m dwelling as failing this due to excessive scale/massing not responding to guidance, appearing stretched/lacking harmony vs approved design. Inspector agreed it emphasised poorer aspects of permitted scheme.
Housing Policy 15
Limits replacement dwellings to not substantially different in size (general 50% floor area guidance), allowing larger if replacing poor form with traditional character or less visual impact. Not applied in full due to prior approval, but caveat relevant; officer found no such justification as proposal increased visual impact. Inspector applied adopted HP14 equivalent, noting 175% increase over existing (57% over approved) conflicted with policy objective to retain range of countryside house sizes.
Housing Policy 14
Requires replacement dwellings not substantially different in size unless environmental improvement; 50% floor area limit applied historically. Inspector assessed proposal (906 sqm vs existing 330 sqm) as 175% larger, non-compliant even hypothetically replacing approved scheme (57% increase); no poor form caveat applied, would circumvent policy via increments.
No objection
No objection (no comments recorded)
Marown Parish Commissioners have no objection to the amendments proposed in application 07/00176/B.
Marown Parish Commissioners
No ObjectionMy Commissioners have no objection to the following planning applications being approved:; 07-00176/B Amendments to PA/92180/B – Braaid Farm, Mount Rule, Marown.
The original application 07/00176/B sought to amend approved permission 05/92180/B for a replacement dwelling and garage by increasing dimensions and altering windows, but was refused by the Planning Committee. The appellant argued the increase was modest compared to existing buildings to be removed, cited Policy 8 and examples of larger approved houses, and claimed environmental gain through landscaping. The Council defended refusal citing conflict with Housing Policy 14's 50% floor area limit for replacements and harm to landscape character. The inspector found the proposal in clear conflict with Housing Policy 14 (175% increase over existing), harmful visual impact from closer viewpoints despite remoteness, and poor design evolution from the approved scheme. The appeal was dismissed on 20 August 2007.
Precedent Value
Emphasises strict application of HP14's 50% floor area limit even for amendments to approved schemes; distinguishes precedents by full history; warns against incremental enlargements. Future applicants must use correct floor area metrics and address close public viewpoints in remote sites.
Inspector: Andrew D Kirby
