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25/90522/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90522/B Applicant : Mr Adam Cooke Proposal : Erection of single-story extension, stone wall and pillars to lane, installation of solar panels, roof window and paved patio Site Address : Kates Cottage Ballnahowe Road Ballnahowe Port Erin Isle Of Man
Planning Officer: Vanessa Porter Photo Taken : 31.07.2025 Site Visit : 31.07.2025 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.08.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. 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.
C 2. 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.
C 3. 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.
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Reason: In the interests of the character and appearance of the site and surrounding area.
C 4. 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.
C 5. 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.
C 6. 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.
C 7. 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.
C 8. 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.
C 9. 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.
This application has been recommended for approval for the following reason. The proposal is considered to comply with Housing Policy 15 and Environment Policy 1 of the Isle of Man Strategic Plan 2016 and is therefore acceptable
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 10th June 2025; o Drawing No. 1 o Drawing No. 2 o Drawing No. 3 o Drawing No. 4 o Photographs of the site
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No objection Arbory and Rushen Commissioners - No objection __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is within the curtilage of Kate's Cottage, which is a small Manx Stone building situated to the West of Ballnahowe Road, Port Erin and within the North East corner of Field 414828.
1.2 The building is almost fully built with the building having all four walls, chimney stacks and a slate roof installed.
THE PROPOSAL 2.1 The current planning application seeks approval for several parts; firstly, the proposal seeks for the erection of a single storey extension where the patio approved under PA21/01341/B is situated. The extension is to measure 5.4m by 3.3m, with an approximate height of 4.1m. The proposal is to tie into the main dwelling by being in stonework to existing building and a slate roof. The proposed extension also has solar panels situated onto the front and rear of the proposal.
2.2 The following items are also proposed to the main dwelling but not limited to;
2.3 The works also include the installation of stonewalling and entrance pillars to the existing lane, which are to be situated approximately 6m away from the main highway and measure 1.51m in width, with a height of 2m for the walling and 2.4 to the top of the 0.62m by 0.62m pillars. The proposed pillars are to have an ornamental sphere and stone caps, whilst also being pointed stonework as per the existing dwelling.
PLANNING HISTORY 3.1 There are two previous applications, which are relevant to the assessment of this application, PA19/00448/B & PA21/01341/B.
3.2 PA19/00448/B - Alterations and extension to existing tholtan to form dwelling, Refused for the following reasons; R1 - Although an argument could be made that the existing building is of sufficient interest to warrant its retention and conversion, the extent of the structural works required to make the structure sound coupled with the unacceptable upwards extension, the overbearing rear extensions, the inappropriate modifications to the apertures and spread of hard standing and domestic curtilage would have a significant and adverse impact on the original appearance, character, historic interest and materials of the original building contrary to General Policy 3 (b) and Housing Policy 11.
R2 - There is no information to demonstrate that potable water can be provided for the site contrary to Housing Policy 13 (c).
R3 - The proposed alterations and extensions and the subsequent introduction of large areas of hard standing would result in an unacceptable visual impact on the wider rural landscape and countryside setting of the site contrary to Environment Policy 1 and paragraphs 8.10.1 and 8.10.2
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R4 - There is insufficient information available to understand the impact of the development on the adjacent watercourse contrary to Environment Policy 7.
3.3 PA21/01341/B - Alterations extension to existing tholtan to form dwelling - Approved with 18 conditions for the following reasoning, A - The proposal would be in accordance with General Policy 3, General Policy 2, Housing Policy 4, 11 and 13, Environmental Policy 1, and Spatial Policy 4b of the 2016 Strategic Plan.
PLANNING POLICY 4.1 The site lies within an area zoned as "not for development" on the Area Plan for the South, Map 7 - Port Erin. The site is not within a Conservation Area nor a Flood Risk Zone.
4.2 AREA PLAN FOR THE SOUTH 4.2.1 The land is also linked to Map 2 Landscape Assessment Areas; that identifies site is within an area classified as 'Cregneash and Meayll Peninsula (H4).
4.2.2 Within the written statement, page 18, para 3.4 Notes the Landscape Strategies and Key views for the South. 'Cregneash and Meayll Peninsula (H4)'; "The overall strategy is to conserve the strong sense of openness of this rugged area, its expansive and dramatic views and to conserve the setting of the numerous archaeological features and Cregneash village and the surrounding traditional field pattern as well as the wartime structures on Meayll Hill. Key Views: Dramatic views of rising uplands to the north and across Port St. Mary Bay to the northeast. Dramatic views: across the Sound to the Calf of Man. Panoramic, open views across the Peninsula. Extensive, panoramic, open views across ever-changing sea and sky engulfing the character area on three sides."
4.2.3 The site sits to the north outside of the defined 'Meayll Peninsula and the Calf of Man' - National Heritage Area designation. The site is not within a Conservation Area. Part of the site is identified as being at a low flood risk from Surface water. There are no trees or groups of trees within the application site that are at risk or registered.
4.3 ISLE OF MAN STRATEGIC PLAN 4.3.1 In terms of the Isle of Man Strategic Plan 2016, paragraph 8.12.2 states, "As there is a general policy 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." With that in mind the key policy for this application is Housing Policy 15, which states (in full), "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)."
4.3.2 There are a number of other relevant policies within the Isle of Man Strategic Plan 2016, as summarised below. Strategic Policies 3 and 5 - promote good design and use of local materials and character Spatial Policy 5 - Building in defined settlements or GP3 General Policy 2 - General Development Considerations General Policy 3 - Exceptions to development in the countryside Housing Policy 15 - Extension and traditional properties in the countryside and visual impact Environment Policy 1 - Protection of the countryside Environment Policy 42 - promotes development taking account of locality in design. Community Policy 7, 11 - prevent criminal activity and reduce spread of fire Infrastructure Policy 5 - conserve the Island's water Transport Policy 4 - new and existing highways must be capable of accommodating vehicle and pedestrian journeys
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Transport Policy 7 - In connection with appendix 7 and sets out general parking standards
4.4 OTHER MATERIAL CONSIDERATIONS 4.4.1 Planning Circular 3/91 - Guide to the residential development in the countryside.
4.4.2 Residential Design Guide (2021) - This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.
REPRESENTATIONS 5.1 The following representations can be found in full online;
5.2 Highway Services have considered the proposal and state "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking providing no existing or claimed PROW would be negatively impacted by the proposals - this should be confirmed by the DOI PROW officer." (18.06.25)
5.3 Arbory and Rushen Parish Commissioners have considered the proposal and state, "Supported." (27.06.25)
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 PRINCIPLE 6.2.1 The site is not within a defined settlement within the Area Plan for the South and as such is situated within the open countryside, where residential development is set out in accordance with General Policy 3. Generally, development within the countryside, which sits outside of the defined settlements, is strictly controlled through Strategic Policy 2 with Strategic Policy 5 stating that all new development should be designed to make a positive contribution to the environment of the Island. However, Housing Policy 15 (traditional styled properties) and Housing Policy 16 (non-traditional dwellings) both acknowledge that residential dwellings in the countryside can be extended / further developed and outlines how to assess extensions or alterations to them in terms of visual amenity.
6.2.2 The supporting text for Housing Policy 15 includes the provision of extensions to traditional dwellings within the countryside, provided that the proportion and form of the building is sensitively balanced and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property.
6.2.3 As such the starting point here is the level in which the current property has been extended and its general appearance, one of a traditional appearance, which means that the proposal is assessed against Housing Policy 15 of which the main emphasis is that the proposal must respect the proportion, form and appearance of the existing dwelling, with only exceptionally will permission be granted for extensions measuring more than 50% when measured externally.
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6.2.4 It's been acknowledged in the previous applications that the previous refused and approved application that the tholtan was two storeys and had a floor area of 81.31sqm, as such for the basis of Housing Policy 15, this is the measurement used.
6.2.5 The existing tholtan measures 48.06sqm, with the extension proposed under PA21/01341/B measuring 37.63sqm, which gives a total of 85.69sqm, just over the apparently original floor area. The proposed extension measures 17.82sqm as such, it would meet the general principle of Housing Policy 15 by being less than 50%.
6.2.6 It should be noted that the existing dwelling is small in stature and that the already existing extension was a substantial increase in the footprint of the dwelling, with the proposal within this application increasing the overall footprint even more. Any further extensions whilst they may still fit within the 50% ruling within Housing Policy 15 would have to be substantially weighed up against the overall appearance of the property in the countryside and be sensitively designed to be subordinate to the main dwelling.
6.2.7 On balance the principle of a extending and modifying the existing dwelling throughout would be an acceptable form of development subject to the further assessment below.
6.3 CHARACTER AND APPEARANCE 6.3.1 Whilst an exception to the general policy against development in the countryside can be found within Housing Policy 15, this must be carefully assessed and, whether, on balance the proposed extension is acceptable for this property and the context of the site. Case must be taken to control the size and form of those extensions or alterations to existing rural dwellings and when altered, must not detract from the visual amenity of the countryside.
6.3.2 The proposed extension has been set down slightly from the main roof, with the main materials matching the existing dwelling, which will help the proposal tie in with the traditional appearance. The two main elevations which will be seen are the South and the East elevation due to the curvature of the road, with this in mind, it's unlikely that the proposed extension will impact the main dwelling when driving North to South, when driving South to North the extension will be more apparent, whilst this is the case the proposed extension should fit within the main dwelling and not impact the overall property nor the countryside.
6.3.3 Turning towards the proposed access and the new stone walling. Whilst the proposed walling would look slightly out of place due to the overall stature of the property, the proposal is to match the existing dwelling and due to the properties location within the streetscene, views of the proposed entrance would be minimal unless walking up the road. As such, the proposal would be in keeping with the main dwelling and should not impact the overall streetscene, nor the countryside as a whole.
6.4 NEIGHBOURING AMENITY 6.4.1 With regards to neighbouring amenity, the site sits remote on the landscape with considerable distance to the nearest neighbours; and as such, there are no immediate neighbours that are considered to be impacted by the proposed development. As such, these aspects would be considered compliant with those sections of General Policy 2(g)
6.5 HIGHWAY SAFETY 6.5.1 Turning towards the proposed new entrance, Highway Services have considered the merits of the proposal, the specific dimensions involved and access to and from the site from the highway noting visibility splays. As the transport professionals, their comments are heavily relied upon and it is noted they do not object to this application. Having considered the highways safety aspect and the use of the existing entrance in a safe and appropriate manner with parking and manoeuvring within the site, it would not be considered to have any adverse impact on the existing highway or upon those users entering and exiting the site. As such, the proposal would be considered to align with the principles of Transport Policy 4 & 7.
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6.5.2 It's noted that the consultation by DOI Highway Services mention a Public Right of Way near the proposed works. Having looked at the Island Infrastructure Map provided by the DOI which shows Public Rights of Way's, none are to be impacted by the works as they are situated to the South away from the application site, as such the Public Right of Way officer was not contacted for comments.
6.6 SUSTAINABILITY 6.6.1 It's noted that the erection of the new dwelling was designed to maximise the effects of passive solar gain with the proposal installing a lot of solar tiles to the extensions roof. It's also noted that the proposal within this application includes solar panels to the extensions roof but no details have been provided on what solar panels are to be used.
6.6.2 The inclusion of solar panels can be seen as a positive design attribute to reducing energy consumption for domestic dwellings and weigh heavily on the decision making process for development in the countryside. As such in this instance, details upon the proposed solar panels can be conditioned.
6.7 OTHER MATTERS 6.7.1 The proposed works are dormers and alterations to an already existing property abide not fully complete yet, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water run-off will be dealt with as per the existing arrangement of the main dwelling. The proposed extensions will not increase water usage of the dwelling and therefore there are no issues in this respect
6.7.2 Its noted that the previous approval for the main dwelling was approved with several conditions. For the benefit of doubt some of these conditions should be repeated upon this application, as such the following should be applied, restriction of Permitted Development Order in respect of garages, garden sheds, fences, walls and extensions all of which, if implemented in accordance with the Order, could have an adverse impact on the character and appearance of the dwelling and extensions as approved, details upon the stonework for all parts and the timber windows and details upon the solar panels proposed.
CONCLUSION 7.1 On balance, the proposal is deemed to have no harm to the countryside nor the main dwelling and as such is recommended for approval with several conditions.
TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant);
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o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted
Date: 04.08.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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