3 February 2009 · Committee
Ballabeg Farm, St Judes Road, Andreas, Isle Of Man, IM7 3hf
The application sought permission to erect a replacement dwelling at Ballabeg Farm, St Judes Road, Andreas. The site is the residential curtilage of a two-storey detached farmhouse set in large grounds, with several barns, stables, a cottage, and a garage also present on the site. The Planning Committee refused the application on 3 February 2009, despite the case officer having recommended approval. The committee found that the proposed dwelling's design, scale, and massing would be out of place in the countryside and would harm its visual character. A second reason for refusal was that the proposed floor area would be substantially larger than the building it would replace. The committee considered there were no sufficient grounds to justify such a significant departure from the Isle of Man Strategic Plan's policy governing replacement dwellings in the countryside.
The Planning Committee refused the application. Two reasons were given: the design, scale, and massing of the proposed replacement dwelling were considered inappropriate for a countryside location and harmful to its visual appearance; and the proposed floor area would represent a substantial increase over the existing structure, with no sufficient justification to depart from the Isle of Man Strategic Plan's housing policy on replacement dwellings.
Refusal Reasons
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.
Isle of Man Strategic Plan 20th June 2007
Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside
