16 October 2007 · Committee
Kapsigeri Cottage, Top Road, Crosby, Isle Of Man, IM4 4hn
This application sought permission to demolish an existing garage at Woodstock, Lower Ballaclucas, Top Road, Crosby, and replace it with a new garage with living accommodation above. The Planning Committee refused the application on 16 October 2007. The officer also recommended refusal. The key reason was that the scale and design of the proposed building were considered contrary to the relevant housing policy in the Isle of Man Strategic Plan 2007, which applies to areas of High Landscape Value and Scenic Significance. The site's visibility from the A23 Top Road was noted as a relevant factor, underlining the potential for the development to have a harmful visual impact on the wider landscape.
The Planning Committee refused the application on 16 October 2007. The proposed garage and living accommodation above was considered unacceptable because its size and design were incompatible with the character of an area recognised as being of High Landscape Value and Scenic Significance. The site is visible from the A23 Top Road, making the impact of the development on the landscape a central concern.
Refusal Reasons
Isle of Man Strategic Plan 2007
Isle of Man Strategic Plan 2007
8.12.2 Extensions to properties in the countryside As there is a general p olicy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be ac ceptable where these destroy the existing character of the property. In the case of non -traditional properties, where these are of poor or unsympathetic appearance, extensions which would increase the impact of the property will generally not be acceptable . It may be preferable to consider the redevelopment of non -traditional dwellings or properties of poor form with buildings of a more traditional style and in these cases, the Department may consider an increase in size of the replacement property over and above the size of the building to be replaced, where improvements to the appearance of the property would justify this.
Isle of Man Strategic Plan 2007
The proposed extension by virtue of its size and design are contrary to the provisions set out within Housing Policy 15
Housing Policy 15: The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally).
erection of a replacement dwelling on the site
permitted 20th July 2000
erection of a replacement dwelling and was an amendment to approved PA 00/00287/B
permitted 16th March 2001
erection of a replacement dwelling and was an amendment to approved PA 00/01898/B
refused on review 16th August 2001
erection of a replacement dwelling
permitted on review 12th February 2002 and represents the dwelling that was finally built
erection of a conservatory to the property
permitted 29th November 2002
retrospective planning permission for alterations to PA01/01242/B, amended garage location, rear porch extension, handling of main dwelling and the inclusion of a garden shed
permitted 9th September 2004
alterations and extension to the dwelling to provide additional living accommodation and extended garage
permitted 23rd March 2007
