11 February 2026 · Delegated - Principal Planner (A Morgan, Interim Director of Planning and Building Control); recommendation by Principal Planner (Chris Balmer)
Cloghwilley Cottage, Tosaby Road, St. Marks, Ballasalla, Isle Of Man, IM9 3an
The proposal involves demolishing the garage, link extension, conservatory, outbuilding, and utility room of the existing modest single-storey cottage, replacing them with a two-storey extension (11m x 6m and 9m x 7m footprint, pitched roof) to the north and a single-storey sunroom (4m x 7m) to the south, while retaini…
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The officer assessed the principle of development under Housing Policy 16 for alterations to non-traditional rural dwellings, finding it acceptable as works are within the residential curtilage, retai…
General Policy 2
Requires developments to respect amenity (g), character, and rural setting. Officer found proposal complies as no harm to neighbours via loss of light/privacy/overbearing, and materials unify dwelling without detracting from area.
General Policy 3
Allows exceptions for countryside alterations. Applied alongside SP5 to justify extensions to existing dwelling within curtilage.
Environment Policy 1
Protects countryside for its own sake. Proposal acceptable as confined to curtilage, low visual impact, and ecology notes address bats/birds.
Housing Policy 16
Permits material alterations to rural non-traditional dwellings if in keeping with proportions, scale, and countryside amenity. Key policy: demolition of ad-hoc elements, extensions match host proportions/materials, 37% GEA increase over prior development, modern design supported.
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. Reason: In the interests of the character and appearance of the host dwelling and wider area.
Permitted development restrictions
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 development shall be undertaken under the following classes of Schedule 1 of the Order at any time: 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 21 - Decking; Class 35 - Roof Lights.
Access and parking
The development hereby approved shall not be occupied until the access and parking areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and access 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 parking and turning of vehicles in the interests of highway safety.
No objection provided that there is no adverse effect on the adjacent watercourse due to the nature of both the watercourse and the proposed works. Advised to contact DEFA when works commence.
DEFA Ecosystems objects to the application due to lack of bat survey information and potential impacts on protected bats, requesting preliminary bat assessments and reports prior to determination.
Key concern: lack of bat survey information and potential damage to protected bat roosts
DEFA Ecosystems
ObjectionObjection due to lack of information; The proposed works to extend and demolish sections of the cottage could result in the damage, destruction or disturbance of legally protected bats and/or bat roosts.; Submission of survey reports prior to determination of applications is in line with UK best practice guidelines, as referred to in Section 9.2.4 of the British Standard Biodiversity - Code of Best Practice for Planning and Development (BS 42020:2013); ‘if any further works are to occur, a bat scoping survey should be undertaken of the buildings onsite to determine their suitability to support roosting bats’
Conditions requested: No works to commence unless a preliminary assessment for roosting bats alongside any additional surveys recommended by this assessment, have been undertaken by a suitably qualified ecological consultancy and a report/s details the findings have been submitted to Planning and approved in writing. Should bats be found, this must be accompanied by an ecological mitigation plan which details how the recommendations within the preliminary assessment, and any additional surveys, are to be implemented on site.; No external lighting to be installed unless a sensitive lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing.
