**Document:** Officer Report 04/02531/B **Application:** 04/02531/B — Replacement extension on rear elevation **Decision:** Refused **Decision Date:** 2005-03-04 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/77490-braddan-hawthorne-cottage-ballacraine-replacement-extension/documents/1433717 --- # Officer Report 04/02531/B Review - Written 2a-4-05 1. The extension by reason of its age and massing, and in particular, the length of the proposed lodge and its position, which is to be flush with the gable of the existing dwelling; would have a detrimental impact on the character and appearance of the cottage as seen from the adjacent highway. DB Note: The applicant is advised to draw any future applications with the Planning office prior to the commencement submission. B ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations We have received no private representations for this application. ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Policy ### Officer’s Report Hawthorne Cottage is a detached cottage on the northern side of Peel Road. The neighbouring property to the west is set back from the road which allows a clear view of the side elevation on approach from the centre of St Johns. The pitch of the rear roof slope has been altered at some point in the past. It is now shallower than the front roof slope and there is a flat roof dormer to the rear which stretches across the width of the dwelling. It is proposed to change the roof pitch at the rear to match the original, remove the two modest single storey side extensions and construct a two-storey extension at the rear. The dormer would be removed. There would be no step between the original gable of the dwelling and the side of the new extension. The ridge of the new extension would be 8.5m in length. The ridge of the main dwelling is 6.75m in length. The rear face of the extension would be 2.5 metres longer than the rear face of the existing. The main consideration is the visual impact from the road. Whilst the pitch of the cottage would be reinstated and the flat roof dormer removed, it would be replaced with an extension of greater mass and scale. Due to the length of the ridge the extension would be out of proportion with the cottage and the mass would be compounded by it being flush with the existing gable. There would be an adverse impact when viewed from the road because the elevation when viewed on approach from the west is quite exposed. ### Recommendation Recommended Decision : Refused Date of Recommendation : 24.02.2005 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals R 1. The extension by reason of its size and massing would have a detrimental impact on the character and appearance of the cottage as seen from the adjacent highway. Decision Made : ...Delwze... Committee Meeting Date 25.12.05... --- *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/77490-braddan-hawthorne-cottage-ballacraine-replacement-extension/documents/1433717*