10 July 2025 · Delegated - Principal Planner (Chris Balmer)
Rose Cottage, Glen Chass Road, Glen Chass, Port St. Mary, Isle Of Man, IM9 5pl
The proposal involves removing the existing pitched roof UPVC conservatory at the rear of Rose Cottage and replacing it with a two-storey extension measuring 8.2m wide and 4m deep, extending into the rear patio, with a concealed balcony on the first floor and extensive glazing on the garden-facing elevation.
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The site is in an area not zoned for development with a presumption against it under General Policy 3, but the officer gave weight to Housing Policy 16 which supports extensions to countryside propert…
General Policy 2
GP2 provides general development control principles (a-n) for design (b), visual impact (c,f), and neighbouring amenities (g). The officer applied these to confirm the extension's matching materials, subservient scale, limited visibility, and lack of amenity harm make it compliant despite unzoned location.
General Policy 3
GP3 applies a presumption against development in unzoned areas, with exceptions (a-h); the rear extension does not fit exceptions but is reasonable due to its scale, siting within residential curtilage, and replacement of existing conservatory.
Environment Policy 1
EP1 protects countryside for its own sake and restricts developments with adverse visual impact. The extension's setback position, screening by host dwelling, and matching finishes ensure no harm to rural character.
Housing Policy 16
HP16 supports extensions to countryside dwellings if respectful of proportions, form, appearance, and with minimal visual impact. The design echoes the cottage's features, and visibility is limited, making it acceptable.
Spatial Policy 5
SP5 requires design to positively contribute; the extension's integration via matching elements achieves this.
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.
no objection
