**Document:** Officer Planning Report **Application:** 05/00317/B — Erection of a two storey extension on south east elevation **Decision:** Refused **Decision Date:** 2005-05-12 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/77759-braddan-kennaa-cottage-kenna-road-st-extension/documents/1436719 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ## Considerations [Table omitted in markdown export] ## Written Representations ## Consultations ## Policy ## Officer's Report The site relates to Kennaa Cottage which is sited next to the minor road which connects the A3 Foxdale Road with the A1 Peel Road. This road provides access to the Kennaa Farm Estate. The area is designated as having High Landscape Value and Scenic Significance. History PA 99/2345 - Erection of retaining wall and levelling of rear garden - approved PA 99/0137 – AiP for extension to dwelling, Kennaa Cottage – refused AiP is now sought to erect an extension to the rear of the dwelling. The existing dwelling is traditional in form and appearance and has a cat slide roof. The extension would be positioned do that it is flush with the gable closest to the road. It would be 8.8 metres in length. The gable of the existing dwelling is 4.8 metres in width or 7.2 metres including the catslide. The foot print as existing is 64.8 Sq metres. As extended the footprint would increase to 95.52 sq metres – an increase of 47 %. The increase in area would be 73% (existing area = 119.76 / 100 x 61.2). It is judged that the extension would detract from the character and appearance of the cottage and would be contrary to the guidance set out in Planning Circular 3/91 Guide to the design of residential development in the countryside. ### Recommendation Recommended Decision: Refused Date of Recommendation: 26.04.2005 ### 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. Kennaa Cottage is a traditional cottage sited close to the highway in an area of High Landscape or Coastal Value and Scenic Significance. Planning Circular 3/91 "Guide to the design of residential development in the countryside" states in Policy 3 that "extensions to existing buildings should maintain the character of the original form." The proposed extension by reason of its size and position, namely being flush with the gable of the existing dwelling, would fail to maintain the original form of the cottage. It would fail to be subsidiary to the main dwelling and is thus judged to detract from both its character and appearance to the detriment of the scenic value of the area. Decision Made : Relate Committee Meeting Date : 29-4-05 NB: Discussed and agreed with A. Holmes prior to completion of lepot SB --- *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/77759-braddan-kennaa-cottage-kenna-road-st-extension/documents/1436719*