4 August 2025 · Delegated - Principal Planner (Chris Balmer)
The Coote, Ballnahowe Road, Ballnahowe, Port Erin, Isle Of Man, IM9 6jf
The proposal involves erecting a 5.4m x 3.3m single-storey extension (17.82sqm) to an existing converted tholtan dwelling, tying in with matching stonework and slate roof, plus solar panels on the extension roof, a Velux roof window (0.78m x 1.18m), new paved patio to the rear, and stone walling with 2m high walls and …
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The officer assessed the principle of development under Housing Policy 15, confirming the proposed 17.82sqm extension keeps total additions below 50% of the original 81.31sqm tholtan floor area (exist…
Housing Policy 15
Requires extensions to traditional countryside properties to respect proportion, form, and appearance, with only exceptional approval over 50% of original external floor space. Officer measured original tholtan at 81.31sqm; prior extension 37.63sqm + proposed 17.82sqm keeps under limit. Extension subordinate via lower ridge, matching materials, assessed acceptable in context of already-extended small dwelling.
Environment Policy 1
Protects countryside from development detracting from visual amenity. Proposal's traditional design, minimal visibility in streetscene due to road curvature, and set-back entrance found not to harm rural landscape or Cregneash/Meayll Peninsula character.
General Policy 2
General development considerations including neighbouring amenity. Site remote with considerable distance to neighbours, no overbearing/loss of amenity impacts.
General Policy 3
Exceptions to countryside development restrictions. Extension to existing approved traditional dwelling qualifies under linked Housing Policy 15.
Spatial Policy 5
Promotes good design and positive environmental contribution. Matching local stone/slate, solar panels for sustainability, and controlled details via conditions achieve this.
Transport Policy 4
Highways must accommodate vehicles/pedestrians. Relied on Highway Services' no-objection based on dimensions, visibility splays, and site access.
Transport Policy 7
Parking standards. Condition requires parking/turning areas provided before occupation, free of obstruction.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Permitted development restrictions
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no development shall be undertaken under the following classes of Schedule 1 of the Order at any time: Class 13 - Greenhouses and polytunnels; Class 14 - Extension of dwellinghouse; Class 15 - Garden sheds and summer-houses; Class 16 - Fences, walls and gates; Class 17 - Private garages and car ports; Class 18 - Domestic Fuel Storage; Class 21 - Construction of decking; Class 28 - Roof lights; Class 29 - Solar Panels. Reason: To control future development on the site.
Stone samples and details
No development shall commence until a sample of the stone to be used and a drawing showing how the stone is to be laid and pointed has to be submitted to the Department and approved in writing. The development shall be carried out as indicated on the approved drawings and retained as such thereafter. Reason: In the interests of the character and appearance of the site and surrounding area.
Solar panel details
Prior to the installation of the roof mounted Solar Panels, a plan and specification/ trade literature shall be submitted to and approved in writing by the Department. The development shall be carried out as indicated on the approved drawings and retained as such thereafter. Reason: To ensure there is no adverse impact upon the streetscene.
Window and door materials
The proposed window and rear doors shall be painted timber, with the window having a slate window cill and shall be retained thereafter. Reason: To ensure the satisfactory preservation of this building.
No external lighting
There shall be no external lighting of the proposed roadway or entrances hereby approved. Reason: In the interests of the character and appearance of the surrounding area rural area.
Patio enclosure and surfacing details
Prior to the commencement of works on site, a plan showing further details with heights and levels of the method of enclosure for the patio and surface treatment areas, shall be submitted to and approved in writing by the Department and retained thereafter. Reason: To ensure the rural character of the property is retained.
Parking and turning provision
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Shed colouring
Within two months of the proposed timber shed (1.8m x 2.4m) to the rear of the dwelling as shown on plan 2 must be coloured/painted dark brown, dark green or black and retained as such thereafter. Reason: to ensure that the shed has an acceptable impact on the character and appearance of the area.
no significant negative impact upon highway safety, network functionality and/or parking providing no existing or claimed PROW would be negatively impacted
Supported
