**Document:** Planning Statement **Application:** 24/91383/B — Demolition of existing lean-to extension and timber conservatory, erection of single story extension to the rear of the existing dwelling **Decision:** Permitted **Decision Date:** 2025-02-18 **Parish:** Lezayre **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/33713-sulby-ballacuberagh-cottage-sulby-demolition-extension/documents/1080810 --- # Planning Statement ## Ballacuberagh Cottage Sulby, Isle of Man IM7 2BD ![drawing from page 1](https://images.planningportal.im/2025/01/7065419.png) ![photograph from page 1](https://images.planningportal.im/2025/01/7065420.jpg) Statement to accompany application for Planning Approval December 2024 ### Introduction. ![A topographical map extract showing the site location, nearby railway line, and surrounding fields.](https://images.planningportal.im/2025/01/7065422.jpg) This application seeks approval for the demolition of the existing rear extension and erection of a new single storey extension incorporating a new Kitchen/Dining area. ### The Site. The application site is a traditionally built 4 bedroom detached cottage, located along the Sulby Glen Road, Sulby. The dwelling is set in approximately 0.6 of an acre plot and is situated approximately 31m away from the road. The proposed property is not a listed building or situated inside a conservation area The Current adopted area plan for this site is the Isle of Man Development Plan 1982 which designates the site as not for a particular purpose. However the land is not designated as High Landscape or Coastal Value and Scenic Significance. This suggests that an application in this area would be assessed as development in the countryside for purposes of relating to the Strategic Plan and where development is usually presumed against, however providing that the application satisfies a certain criteria some level of reasonable development within these areas there are normally permitted such as extension to existing Dwelling under Housing Policy 15 “ The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally).” The existing dwelling and the proposed new extension are situated outside of the area identified by manx utilities for a 1 in 100 year flood event. The existing dwelling and the proposed new extension do not current have any registered trees or registered trees areas with in the immediate vicinity. ![A site location map showing the property boundaries near the Sulby River, highlighting red flood risk zones and surrounding road infrastructure.](https://images.planningportal.im/2025/01/7065425.jpg) ### The Proposal. ![drawing from page 4](https://images.planningportal.im/2025/01/7065426.png) The proposed application seeks approval for the demolition of the existing lean-to extension and timber conservatory to the rear of the property, which house a small WC and rear porch area, in favour of a larger extension to house a new kitchen and dining area. In July 2024, my client began looking at options to enlarge the existing small galley style kitchen in the existing cottage with a view to knock though into one of the two reception areas, and in fact by September 2024 had submitted the following building control application 24/07491/DEX with a view to doing just that. However during this process it was noted that the existing timber conservatory, which has been erected for some time was showing signs of decay and is considered to be towards the end of is serviceable lifespan. Upon the realisation that this structure will need to be replaced, my clients have taken the opportunity to explore the potential to extend the property in order to relocate the kitchen and dining area instead. The proposed new extension has been formed using two different styles from a traditional pitched roof extension finished using a Manx stone façade, to the smaller flat roof additional finished in painted sand cement render. The use of two different finishes help to reduce the visual impact of the new extension on the property allowing the larger section to flow seamless with the main dwelling and smaller section providing the key link between the two. Elements of the original dwelling have be mimicked from stone finish and render bands around the northern elevational windows, to the slate roof and angle of pitch. While large format glazing have been used in the gable and garden facing windows to make the most of the natural light and give it a more modern feel. The new gross square meterage of the extension is 25m2 however this will be replacing 7.8m2 in the form of the existing lean-to giving a net increase on floor area of 17.2m2. ### Planning Policy The Isle of Man strategic plan & IoMSP are intended to provide “the strategic and general policy framework within which provision will be made for the development and conservation needs for the period 2001 - 2016” extended to 2026. As the property already exists as a residential unit, and the application is for a new extension to the rear of the property, it is considered that the following policies will be materially relevant to the assessment. Housing Policy 15: The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally). General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: a-n Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred. ### Conclusion It is our view that this application has been well thought out, achieves the objectives set out by our client, preserves the character of the existing property, and generally accords to all the principles set out above. Therefore, we feel the proposal is in-keeping with the area and the island strategic plan and are hopeful of a swift review and a positive outcome from the Planning Department. ![drawing from page 5](https://images.planningportal.im/2025/01/7065427.png) --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/33713-sulby-ballacuberagh-cottage-sulby-demolition-extension/documents/1080810*