21 May 2021 · Delegated
Conister, Hillberry Road, Onchan, Isle Of Man, IM3 3jp
This application at Conister, Hillberry Road, Onchan sought permission for alterations including an enlarged dormer window, rendering works, additional parking, and widening of the vehicular access. The Department of Environment, Food and Agriculture refused the application on 21 May 2021. Three separate planning concerns led to refusal. The dormer extension was found to be too large, rising above the ridge of the main roof and of a design that did not match the existing building. Its size and proximity to the neighbouring property at 12a Birch Hill Grove were judged to create an unacceptable level of overlooking, significantly harming that neighbour's residential amenity. The proposed additional parking to the front of the property was also refused.
The application was refused for three reasons. The enlarged dormer would project above the roof ridge and was considered out of keeping with the existing building. Its size and position would cause unacceptable overlooking into the neighbouring property at 12a Birch Hill Grove. The proposed front parking area would dominate the garden and harm the character of the street scene.
Refusal Reasons
IOM Strategic Plan 2016
fail General Policy 2 (b), (c) & (g) of the IOM Strategic Plan 2016
Residential Design Guide 2019
against the RDG regarding extensions should be lower than the ridge
# Isle of Man Government Planning Circular 3/91 # GUIDE TO THE DESIGN OF RESIDENTIAL DEVELOPMENT IN THE COUNTRYSIDE Department of Local Government and the Environment. Office of Architecture and Planning Government Offices, Douglas, Isle of Man. Rheynn Reiltys Ynnydagh as y Chymmyltacht.  £1.00 # GLOSSARY ## Catslide Roof A section of roof over a single storey extension, usually at a lower pitch than the main roof. ## Corbel A projecting block, usually of stone, supporting a beam or other horizontal member. ## Cornice Moulded ledge. ## Dormer A window placed vertically over a sloping roof with a roof of its own. ## Drip Moulding Projecting moulding above an opening to throw off water. ## Fanlight A window over a door. ## Fenestration The arrangement of windows on an external wall face. ## Gable Area of wall usually triangular at the end of a double pitched roof. ## Kneeler Horizontal projection at eaves level on a gable wall. ## Reveal The side of an opening in a wall between the front edge and the frame of a door or window. ## String Course Intermediate moulding projecting from the surface of a wall, usually corresponding to an internal floor level. ## Vernacular Building Buildings designed by those without formal training in design but using local materials and constructional methods formed over many years by local tradition. ## Weathering Inclined projecting surface to keep water away from walls and joints. Foreword by the Minister for the Environment This circular, published in the form of a guide, sets down some basic principles which are intended to form a constructive approach to further protecting the quality of the countryside. Two of these objectives are the conservation of existing rural buildings and features and the sympathetic design of new development. Similar guides are proposed for areas having townscape quality. Taken together, these guides will provide a framework to assist in the preservation of the special character of the Island's environment and its buildings.  TONY BROWN # INTRODUCTION This Circular is intended to guide applicants, architects and builders on suitable ways to design and construct residential buildings in rural areas. It has been prompted by the need to conserve existing buildings of quality and to maintain the Island's individual identity. The landscape character of the countryside stemming from its geology, climate and agricultural use, is of high quality. It has been largely retained by strict planning restraint on development. Where new building is allowed under present controls, it is considered that this should respect the established rural character which has been the result of the vernacular and Victorian building of the past. Early farmhouses as well as being visually harmonious are still functional and their form is valid in terms of present constructional methods. They are simple, rational and visually faultless. Later Victorian buildings also contribute to the quality of the rural landscape. The essential building characteristics which act as patterns for proposed new residential buildings are described. These then form a basis by which to measure the acceptability of extensions to existing buildings or the design of any new permitted dwellings. The advice on housing design in the countryside is meant to apply primarily to the area outside settlements and urban areas covered by existing Written Statements and Planning Circulars. The area in question is indicated on the adjoining map. The definitive boundary should however be determined with reference to the approved Town Plans. The guide seeks to set a standard for the typical housing requirement in rural areas. It is intended that other guides to new building within a Victorian or Edwardian context will be prepared. An important related subject concerns agricultural buildings. This will need to be the subject of a separate Circular that deals with the retention and use of traditional farm buildings and the siting and design of new structures.  # PRESENT PLANNING POLICIES Current Circulars relating to residential buildings in the countryside emphasise both the need for the renovation of older houses and restrictions on development. New buildings are limited to essential agricultural activity which cannot be accommodated in existing buildings. These restrictions apply equally to extensions or minor works. Only certain items are excluded from the need for planning permission. These, together with work requiring permission, are summarised in Appendix 1. In general, present advice stresses the importance of relating new and existing buildings and of using traditional materials. These policies continue and are supplemented by more detailed design advice contained in this Circular. # POLICY 1 The removal or replacement of traditional elements including materials, windows or external works will generally not be acceptable. Work to buildings which date before 1920 should as far as practicable retain the original materials and form of the building. # THE VISUAL IMAGE OF THE MANX COUNTRYSIDE There is a visual image that symbolises for many the essential Manx countryside. This comprises lowlands of green undulating pastures contained by hedgerows and stone walls. This landscape is punctuated by simple rectangular crisp white farmhouses with slate roofs set amongst less prominent stone farm outbuildings and tree clumps. Above this comfortable habitat, the fields become steeper and change character, culminating in heather or rocky summits. The resulting prospect is a rich green land form scattered with small white houses on its lower slopes.  This image is the context which any new building must respect. The advice in this Circular is aimed to achieve this objective. # DESIGN PRINCIPLES FOR RURAL DWELLINGS ## SITING The siting of buildings may be in small groups or singly. Where single, they are often prominently placed in the landscape. New building groups should be located below the skyline. To achieve sympathy with the land form and for constructional economy, buildings generally should be placed along the contours rather than across them. An important factor in siting of buildings is the relationship with tree cover and hedgerows. The traditional farmstead has a natural and close functional relationship with field boundaries and often includes a tree group. This relationship should be maintained. New buildings should form a unity with any landscape features or existing buildings within the vicinity. Where no trees exist, new tree planting will be required to blend the building into the landscape.  Group of rural buildings sited below the skyline.  Single traditional rural building whose prominent location has been softened by tree and hedgerows.  Informal relationship between farm buildings together with tree planting achieves integration with the environment. ## POLICY 2 New buildings are to be integrated with the landscape and where in groups, with each other. Single buildings in prominent locations can only be considered if they are satisfactory in all respects and include landscape proposals. # PROPORTION AND FORM The proportion and form of country houses follow common patterns. The typical dwelling takes the form of a double cube volume topped by a steep pitch roof with gable ends. With these proportions and using the normal present day ceiling height of 2.5m, a two storey building gives an external plan dimension of 11.0m x 5.5m and will accommodate some 100 square metres of floor space. Variations on this floor area are achieved traditionally by lengthening or shortening the length of the block within the constraints of achieving a regular fenestration with a central entrance, or by rear extensions. The rear extensions are
Residential Design Guide 2019
dormer has parts higher than the ridge of the main roof
# Isle of Man Government Planning Circular 3/91 # GUIDE TO THE DESIGN OF RESIDENTIAL DEVELOPMENT IN THE COUNTRYSIDE Department of Local Government and the Environment. Office of Architecture and Planning Government Offices, Douglas, Isle of Man. Rheynn Reiltys Ynnydagh as y Chymmyltacht.  £1.00 # GLOSSARY ## Catslide Roof A section of roof over a single storey extension, usually at a lower pitch than the main roof. ## Corbel A projecting block, usually of stone, supporting a beam or other horizontal member. ## Cornice Moulded ledge. ## Dormer A window placed vertically over a sloping roof with a roof of its own. ## Drip Moulding Projecting moulding above an opening to throw off water. ## Fanlight A window over a door. ## Fenestration The arrangement of windows on an external wall face. ## Gable Area of wall usually triangular at the end of a double pitched roof. ## Kneeler Horizontal projection at eaves level on a gable wall. ## Reveal The side of an opening in a wall between the front edge and the frame of a door or window. ## String Course Intermediate moulding projecting from the surface of a wall, usually corresponding to an internal floor level. ## Vernacular Building Buildings designed by those without formal training in design but using local materials and constructional methods formed over many years by local tradition. ## Weathering Inclined projecting surface to keep water away from walls and joints. Foreword by the Minister for the Environment This circular, published in the form of a guide, sets down some basic principles which are intended to form a constructive approach to further protecting the quality of the countryside. Two of these objectives are the conservation of existing rural buildings and features and the sympathetic design of new development. Similar guides are proposed for areas having townscape quality. Taken together, these guides will provide a framework to assist in the preservation of the special character of the Island's environment and its buildings.  TONY BROWN # INTRODUCTION This Circular is intended to guide applicants, architects and builders on suitable ways to design and construct residential buildings in rural areas. It has been prompted by the need to conserve existing buildings of quality and to maintain the Island's individual identity. The landscape character of the countryside stemming from its geology, climate and agricultural use, is of high quality. It has been largely retained by strict planning restraint on development. Where new building is allowed under present controls, it is considered that this should respect the established rural character which has been the result of the vernacular and Victorian building of the past. Early farmhouses as well as being visually harmonious are still functional and their form is valid in terms of present constructional methods. They are simple, rational and visually faultless. Later Victorian buildings also contribute to the quality of the rural landscape. The essential building characteristics which act as patterns for proposed new residential buildings are described. These then form a basis by which to measure the acceptability of extensions to existing buildings or the design of any new permitted dwellings. The advice on housing design in the countryside is meant to apply primarily to the area outside settlements and urban areas covered by existing Written Statements and Planning Circulars. The area in question is indicated on the adjoining map. The definitive boundary should however be determined with reference to the approved Town Plans. The guide seeks to set a standard for the typical housing requirement in rural areas. It is intended that other guides to new building within a Victorian or Edwardian context will be prepared. An important related subject concerns agricultural buildings. This will need to be the subject of a separate Circular that deals with the retention and use of traditional farm buildings and the siting and design of new structures.  # PRESENT PLANNING POLICIES Current Circulars relating to residential buildings in the countryside emphasise both the need for the renovation of older houses and restrictions on development. New buildings are limited to essential agricultural activity which cannot be accommodated in existing buildings. These restrictions apply equally to extensions or minor works. Only certain items are excluded from the need for planning permission. These, together with work requiring permission, are summarised in Appendix 1. In general, present advice stresses the importance of relating new and existing buildings and of using traditional materials. These policies continue and are supplemented by more detailed design advice contained in this Circular. # POLICY 1 The removal or replacement of traditional elements including materials, windows or external works will generally not be acceptable. Work to buildings which date before 1920 should as far as practicable retain the original materials and form of the building. # THE VISUAL IMAGE OF THE MANX COUNTRYSIDE There is a visual image that symbolises for many the essential Manx countryside. This comprises lowlands of green undulating pastures contained by hedgerows and stone walls. This landscape is punctuated by simple rectangular crisp white farmhouses with slate roofs set amongst less prominent stone farm outbuildings and tree clumps. Above this comfortable habitat, the fields become steeper and change character, culminating in heather or rocky summits. The resulting prospect is a rich green land form scattered with small white houses on its lower slopes.  This image is the context which any new building must respect. The advice in this Circular is aimed to achieve this objective. # DESIGN PRINCIPLES FOR RURAL DWELLINGS ## SITING The siting of buildings may be in small groups or singly. Where single, they are often prominently placed in the landscape. New building groups should be located below the skyline. To achieve sympathy with the land form and for constructional economy, buildings generally should be placed along the contours rather than across them. An important factor in siting of buildings is the relationship with tree cover and hedgerows. The traditional farmstead has a natural and close functional relationship with field boundaries and often includes a tree group. This relationship should be maintained. New buildings should form a unity with any landscape features or existing buildings within the vicinity. Where no trees exist, new tree planting will be required to blend the building into the landscape.  Group of rural buildings sited below the skyline.  Single traditional rural building whose prominent location has been softened by tree and hedgerows.  Informal relationship between farm buildings together with tree planting achieves integration with the environment. ## POLICY 2 New buildings are to be integrated with the landscape and where in groups, with each other. Single buildings in prominent locations can only be considered if they are satisfactory in all respects and include landscape proposals. # PROPORTION AND FORM The proportion and form of country houses follow common patterns. The typical dwelling takes the form of a double cube volume topped by a steep pitch roof with gable ends. With these proportions and using the normal present day ceiling height of 2.5m, a two storey building gives an external plan dimension of 11.0m x 5.5m and will accommodate some 100 square metres of floor space. Variations on this floor area are achieved traditionally by lengthening or shortening the length of the block within the constraints of achieving a regular fenestration with a central entrance, or by rear extensions. The rear extensions are
Residential Design Guide 2019
loss of more than 50% of the existing front lawned/landscaped garden
