2 August 2019 · Delegated
Ballaglonney Cottage, Main Road, Crosby, Isle Of Man, IM4 2dq
This application sought permission to erect a detached dwelling with an integral garage at Plot 22, Ballaglonney Housing Estate, Crosby. The application was refused on 2 August 2019 by the Head of Development Management under delegated authority. The decision centred on the design of an extension element, which featured a flat roof, limited window openings on certain elevations, and a flue that was considered to sit awkwardly within the overall scheme. Planners found these features harmful to the appearance of both the property and the wider estate. A key concern was that the main house had not yet been started, which meant the applicant had a genuine opportunity to design a larger dwelling from scratch with the flue and additional floor area properly integrated, rather than treating them as an afterthought.
The application was refused because the proposed extension, with its flat roof, lack of windows on some elevations, and poorly integrated flue, was judged to harm the appearance of the property and the surrounding estate. Planners also noted that the main house had not yet been built, meaning there was a clear opportunity to design a larger dwelling that incorporated the additional space and flue in a more sympathetic way from the outset.
Refusal Reasons
General Policy 2
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) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
