13 June 2022 · Head of Development Management (Stephen Butler)
Ballasalla Farm, Jurby West, Isle Of Man, IM7 3as
The site at Ballasalla Farm, Coast Road, Jurby, comprises a traditional two-storey Manx countryside cottage with existing extensions, part of a group of rural buildings including a converted barn.
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The officer determined that the proposal fails Housing Policy 15 as the flat-roof extension and contemporary glazing, including large-pane bi-fold doors and glass screens, do not respect the proportio…
General Policy 2
Requires development to respect site/surroundings in scale, form, design and not adversely affect landscape character or locality amenity. Officer found the contemporary flat-roof and glazing fail to respect the traditional cottage and harm AHLV character.
General Policy 3
Restricts development outside zoned areas except specific cases; extensions to countryside dwellings permitted only if design-compliant. Proposal accepted as extension in principle but failed design test under linked policies.
Environment Policy 2
Protects landscape character in special areas like AHLV unless no harm or essential location shown. Flat-roof extension visible from road harms rural character; not essential as cottage has sufficient space.
Housing Policy 15
Extensions to traditional countryside properties must respect proportion, form, appearance; limited to 50% floorspace exceptionally. Contemporary design distorts traditional form, failing this core test.
Policy 3 of Planning Circular 3/91
Extensions must maintain character of original form. Flat roof and modern features do not match traditional pitched roofs.
Planning Circular 3/91 Policy 5
Doors/windows must follow traditional rural forms in size/proportion. Large bi-fold doors and glazing differ from small-pane traditional windows.
no highway interest in this application
Department of Infrastructure (DOI) Highways Division stated no highways interest in the initial consultation and no objection or highway statement for the subsequent appeal.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 27.1.22; Code definition: NHI - No highways interest
Highways Development Control
No Objectionno objection to the appeal being undertaken by written submission; no highway statement is to be made for this appeal; There are no highway related matters to address
The original application for a single-storey sunroom extension with roof terrace to Ballasalla Farm cottage was refused by the planning committee on 13 June 2022 for failing to respect the traditional proportion, form and appearance of the dwelling, harming its design and the countryside character in an AHLV, contrary to GP2, GP3, EP2, HP15 and C3/91 Policies 3 and 5. The appellant argued inadequate site visit by the officer, minimal public visibility, design meeting client needs for sunlight and stargazing, improvement over existing poor extensions, and misuse of RDG as rigid rules. The council defended visibility from public vantage points, contemporary design clashing with traditional cottage form, and policy non-compliance. The inspector conducted a site visit, found the flat-roofed extension would add a bland incongruous element failing GP2, HP15, EP2 and StrP5 despite some existing character loss, with minimal landscape harm; personal needs insufficient to override. The appeal was recommended for dismissal.
Precedent Value
Reinforces strict application of HP15/C3/91 to traditional rural cottages in AHLV: extensions must demonstrably respect original proportion/form even if subordinate or functionally justified; personal needs rarely override; limited visibility no defence.
Inspector: Brian J Sims
