10 September 2008 · Delegated
Green Barn, Bayrauyr Road, St Marks, Ballasalla, Isle Of Man, IM9 3at
This application sought permission to erect a replacement dwelling and garage at Gibdale Farm, Bayrauyr Road, St Marks, Ballasalla. The existing site contains a group of buildings including a modern single-storey bungalow joined to an original farmhouse, along with an older stone barn converted to habitable use. The group is visible from the west, south-west, and south. The application was refused on 10 September 2008. The key issue was that the proposed replacement dwelling would exceed the size and proportions allowed under Isle of Man housing policy for replacement dwellings, which generally limits new buildings to no more than 50% greater in floor area than the original. The proposed building was also found to be substantially higher and greater in mass than the existing collection of buildings.
The application was refused because the proposed replacement dwelling would be substantially larger and taller than the existing buildings on the site. Under Isle of Man housing policy, a replacement dwelling must generally not exceed the original building's floor area by more than 50%, and should not be more visible in the landscape. The proposed design was not considered sufficiently traditional in character to justify an exception, and the increased height and mass would make it more conspicuous than the existing group of buildings.
Refusal Reasons
Housing Policy 14 of the Isle of Man Strategic Plan
The proposal should be judged in relation to Housing Policy 14
Housing Policy 14: Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new buildi ng should therefore generally be sited on the "footprint" of the existing, and should have a floor area (1), which is not more than 50% greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). Generally, the design of the new building should be in accordance with Policies 27 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement). Exceptionally, permission may be granted for bui ldings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re -use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building. Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design or siting, there would be less visual impact. 8.11.3 It is unlikely that permission will be given for permanent replacement of dwellings which were never intended to have a permanent residential use, such as chalets and other structures built of materials for only temporary or seasonal use. 8.12 Extensions to Residential Property 8.12.1 Extensions to Dwellings in built up areas or sites designated for residential use As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a gener al presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general. (3) Floor Space is defined in Appendix 1 (1) Floor Area is defined in Appendix 1 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.
Policies 2-7 of the present Planning Circular 3/91
Generally the design of the new building should be in accordance with Policies 2-7 of the present Planning Circular 3/91
Policy 3
It advises (Policy 3) that they should be rectangular in plan and simple in form
