19 February 2026 · Delegated - Head of Development Management (A Morgan, Interim Director of Planning and Building Control); recommendation by Stephen Butler
2 Clypse Mooar Cottage, Clypse, Onchan, Isle Of Man, IM4 5bg
The proposal involves an L-shaped single-storey extension to the north side and rear of an existing two-storey traditionally styled detached dwelling with garage, located in open countryside west of Kerrowdhoo Reservoir.
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The officer assessed the principle of a residential extension in the countryside under Housing Policies 15 and 16 of the Isle of Man Strategic Plan, noting the dwelling is traditionally styled despite…
Spatial Policy 5
Requires development to make a positive contribution to the environment. Officer found the extension compliant as it respects character without harm.
Spatial Policy 5
Permits countryside development in accordance with GP3. Residential extensions not listed in GP3 but justified via HP15/16.
Environment Policy 1
Protects countryside for its own sake. Extension not detrimental to landscape character due to low visibility and subordination.
General Policy 2
Requires respect for site/surroundings in siting/layout/scale/design (b), no adverse landscape/townscape impact (c), no adverse resident amenity/locality character (g). All tests passed: subordinate design, screened visibility, no neighbour harm.
General Policy 3
Lists permissible countryside developments; residential extensions not included, but allowed exceptionally via HP15/16 criteria on scale/design.
Housing Policy 15
Extensions to traditionally styled countryside properties approved if respecting proportion/form/appearance; exceptionally >50% floorspace. 36% increase compliant, traditional design matches.
Housing Policy 16
Extensions to non-traditional/new dwellings not permitted if increasing public impact. No significant public impact increase due to views/screening.
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.
Materials approval
The materials to be used in the construction and finishing of the development hereby approved shall be as described on the approved plans unless alternatives are first submitted to and approved in writing by the Department. The development shall be carried out in accordance with the approved details and retained as such thereafter. Reason: In the interests of the character and appearance of the host property and wider area.
No further permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling, including the installation or replacement of any windows or doors, other than that expressly authorised by this approval, shall be carried out. Reason: In the interests of the character and appearance of the development and to ensure that the finished appearance of the development will enhance the character and visual amenities of the area.
Recommend that the application be approved for planning purposes only
Onchan District Commissioners recommend approval of the planning application.
Onchan District Commissioners
SupportThe Board of Onchan District Commissioners would recommend that the application be APPROVED for planning purposes only.
