22 July 2025 · Delegated
Thumper Cottage, Strang Hill, Strang, Douglas, Isle Of Man, IM4 4nx
This application sought permission to erect a first floor balcony with a new window opening to the rear elevation of Thumper Cottage, a detached dwellinghouse in the settlement of Strang, north-east of Union Mills. The application was refused on 22 July 2025 by a delegated Principal Planner. The key concern was that the balcony would result in unacceptable levels of actual and perceived overlooking, causing harm to the residential amenity of neighbouring properties. The neighbouring dwelling to the north-east, The Old Chapel House, sits on land higher than the application site, which heightened the amenity concern. The officer also identified the impact on the character of the original dwellinghouse as a key issue. The proposal was found to conflict with the Isle of Man Residential Design Guide (2021) and relevant policies of the Isle of Man Strategic Plan (2016).
The application was refused because the proposed first floor balcony would cause unacceptable actual and perceived harm to the residential amenity of neighbouring properties. The neighbouring dwelling to the north-east sits on higher ground, making overlooking a particular concern. The proposal was found to be contrary to the Isle of Man Strategic Plan and the Residential Design Guide (2021).
Refusal Reasons
Strategic Policy 4
contrary to Strategic Policy 4 and 5, Environment Policy 42 and General Policy 2 (g)
Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings (1), Conservation Areas (2), buildings and structures within National Heritage Areas and sites of archaeological interest; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and (c) not cause or lead to unacceptable environmental pollution or disturbance. 4.3.8 The design of new development can make a positive contribution to the character and appearance of the Island. Recent development has often been criticised for its similarity to developments across the Island and elsewhere - "anywhere" architecture. At the same time some criticise current practice to retain traditional or vernacular designs. As is often the case the truth lies somewhere between the two extremes. All too often proposals for new developments have not taken into account a proper analysis of their context in terms of siting, layout, scale, materials and other factors. At the same time a slavish following of past design idioms, evolved for earlier lifestyles can produce buildings which do not reflect twenty first century lifestyles including accessibility and energy conservation. While there is often a consensus about what constitutes good and poor design, it is notoriously difficult to define or prescribe. 4.3.9 The Department recognises the need to raise the quality of the Island's architecture and built environment and is pursuing this through the development control process and the commissioning of its own schemes and environmental improvements. At the same ti me it appreciates that the debate about good design needs to be broadened to include those who design, construct and finance new development and the wider community as we are all affected by the end product. To this end it welcomes the Isle of Man Arts Co uncil's National Arts Development Strategy 2005 - 2014 which has as one of its objectives, to raise the quality of the Island's architecture and built environment by encouraging debate on architectural standards, town and country planning, urban regenerati on and public art. This Strategy recognises that debate will have to take place over time. 4.3.10 In the meantime, the Department considers that, while there are a number of policies in the Strategic Plan which cover various elements of the design of new development e.g. General Policy 2 (a) -(i), ( m) and (n), and various Housing policies, there is a need for a further statement on the need to secure quality in the design of new development. In the preparation of Area Plans the Department will include development briefs that set out design principles for significant sites including new residential areas. Subsequent planning applications will be required to be accompanied by a Design Statement setting out the way in which the proposal has been designed to take into account its context and how the design principles have been developed. 4.3.11 At the same time as wishing to promote good design in new development the Department recognises that there are an increasing number of alternative styles of housing which draw their design principles from the wish to promote sustainability and energy efficiency. Many of these can be incorporated into both modern and traditional designs but in some cases they produce a completely different structure or form of buildings, for exa mple underground (1)Registered Building is defined in Appendix 1 (2) Conservation Area is defined in Appendix 1 housing. While wishing to conserve the historic landscape of the Island the Department welcomes new styles of housing as long as they take into account the landscape context and the impact on the amenities of the area in which they are si ted. Merely arguing that a new building cannot be seen in public views is not a justification for the relaxation of other policies relating to the location of new development.
Environment Policy 42
contrary to Strategic Policy 4 and 5, Environment Policy 42 and General Policy 2 (g)
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
General Policy 2 (g)
contrary to Strategic Policy 4 and 5, Environment Policy 42 and General Policy 2 (g)
General Policy 2 (b)
contrary to General Policy 2 (b) and (g)
General Policy 2 (g)
contrary to General Policy 2 (b) and (g)
