15 August 2025 · Delegated
9, Cronk Y Berry Beg, Douglas, Isle Of Man, IM2 6ha
Planning permission was refused for a single-storey rear extension at 9 Cronk Y Berry Beg, Douglas, an end-of-terrace two-storey house with a pitched roof located in a cul-de-sac. The proposal was an amended version of an earlier application (24/00531/B). The principal planning concern was the design of the extension. The flat roof was found to be out of keeping with the roofscape of the surrounding area, where no other flat-roof extensions exist. The extension's form and mass were also judged to be disproportionate to the main house. While the proposal was not considered harmful to neighbouring amenities, the design issues were sufficient to warrant refusal.
The application was refused because the proposed flat-roof extension would not fit into the existing roofscape of the area, where no other flat-roof extensions exist in the cul-de-sac. Its form and mass were also considered disproportionate to the main house, which has a pitched roof. Neighbouring amenity was not a concern, but the design failed to meet the required planning standards for character and appearance.
Refusal Reasons
IOM Strategic Plan 2016
failing to comply with General Policy 2 of the IOM Strategic Plan 2016
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
Isle of Man Strategic Plan 2016
cannot be said to comply with General Policy 2 (b) as it would fail to respects the site and surroundings in terms of its scale, form and design
Residential Design Guide (July 2021)
Rear Extensions
Residential Design Guide (July 2021)
Flat Roof Extensions
Residential Design Guide (July 2021)
Architectural Details
Residential Design Guide (July 2021)
Impact on Neighbouring Properties
