**Document:** Officer Planning Report **Application:** 06/00222/B — Demolition of existing single storey extension and erection of a new two storey extension to provide additional living accommodation **Decision:** Refused **Decision Date:** 2006-06-07 **Parish:** Michael **Document Type:** report / officer_report **Source:** https://planningportal.im/a/80303-ballaugh-crawyn-house-demolition-extension/documents/1218810 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### Description Of Application Site - The application site is a two storey dwelling with single storey outriggers to the rear of the property. - The application site is situated on the eastern side of the A10. - To the south and east of the application site are agricultural fields. - To the north of the application site is a residential property. - The application site is also visible from the A13 - The site is within an area not zoned for development and an area of high landscape or coastal value and scenic significance. #### Proposal - The proposal is to demolish an existing single storey extension and erect a two storey extension to the rear. - The extension will project 7.4m to the rear and will be 3.9m in width. The height of the building will be 6.1m to the ridge. ### Relevant Planning History - 01/02153/B - Conversion of barn to tourist accommodation – granted on review 14.06.2002 - 01/00518/A - Approval in principal to convert barn to tourist accommodation – granted 31.08.2001 ### Development Plan Policies - Isle of Man Planning Scheme (Development Plan Order) 1982 - Planning Circular 3/91 – Guide to the Design of Residential Development in the Countryside. - Isle of Man Strategic Plan (Modified Draft) 2004 ### Statutory Consultation Responses - Ballaugh Parish Commissioners – have no objections to the proposal - Highways Division of the DoT have made no comments in relation to the application ### Public Responses - Press notice were posted on 16/2/06 - Representations have been received from IoM Fire and Rescue Service. There is comments relate to the installation of domestic fire detectors. ### Issues - The site is set in the open countryside and within an Area of High Landscape or Coastal Value and Scenic Significance. The application site has previously been extended to the rear. The site has number of outbuildings. - The main consideration is the visual impact within the locality. The application site is visible from the A10 and the A13. It is proposed to construct a two-storey extension at the rear. The extensions and outbuilding would be highly visible from the public highway of the A10 and A13. The ridge of the new extension would be 10m in length. - Whilst the existing single storey extension will be removed it would be replaced with an extension of a greater mass and scale. Due to the length of the ridge the extension would be out of proportion with the existing property. - There would be an adverse impact when viewed from the A10 and A13 because the site is set in a relatively open landscape when viewed from these roads. I consider the proposal would be disproportionate in scale, form and appearance compared to the existing building and would have a detrimental effect on the character and appearance of the area which is an Area High Landscape or Coastal Value and Scenic Significance. - I also consider the proposal would cause demonstrable harm to the openness and character of locality by introducing a prominent and incongruous feature into the landscape which would be detrimental to the visual amenities of the locality. - In respect of the impact on Norlands, the application site set to the south the proposed works are set some distance away from the building of Norlands. I do not feel the proposal will cause any significant impact from overshadowing or overlooking. ### Conclusion I therefore recommend that permission be refused for the above reasons. ### Party Status I consider that the following should be granted party status due to them being a Statutory Consultee: - Ballaugh Parish Commissioners - The Department of Transport Highways Division. I consider that the following do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: - IoM Fire and Rescue Service; ### Recommendation **Recommended Decision:** Refused **Date of Recommendation:** 22.05.2006 ### Conditions and Notes for Approval / Reasons and Notes for Refusal **C : Conditions for approval** **N : Notes attached to conditions** **R : Reasons for refusal** **O : Notes attached to refusals** R 1. The proposed development by reason of its height, design, siting, massing and extent of projection would - (i) be disproportionate in scale, form and appearance compared to the existing building and would have a detrimental effect on the character and appearance of the area which is High Landscape or Coastal Value and Scenic Significance; and - (ii) introduce a prominent and incongruous feature into the landscape, disrupting the rhythm of development and would cause demonstrable harm to the visual amenities of the locality. I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer) **Decision Made : Refused** **Signed** ___________________________ M. I. McCauley Director of Planning and Building Control --- *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/80303-ballaugh-crawyn-house-demolition-extension/documents/1218810*