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25/91135/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/91135/B Applicant : Mr & Mrs Justin & Lisa Tweedie Proposal : Demolish elements of the existing dwelling, add single and two storey extensions, and remodel internal layout of existing house Site Address : Cloughwilly Cottage Tosaby Road St Marks Ballasalla Isle Of Man IM9 3AN
Senior Planning Officer: Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 10.02.2026 __
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. 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.
C 3. 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
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C 4. 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.
N . Bats and birds are legally protected under the Wildlife Act 1990 and this includes protection from recklessness. We advise that demolition is undertaken outside of the dates of March - August inclusive to avoid nesting birds. Even if demolition takes place outside of these dates, thorough checks for bats and birds must take place prior to demolition and should evidence of bats and birds be found, works must stop and advice be obtained from the Ecosystem Policy Team on 651577.
N . The applicant is however advised to contact DEFA when works are due to commence, which can be done by email or telephone. In the meantime please contact Inland Fisheries on 685857 with any further queries
This application has been recommended for approval for the following reason. This planning application would be an acceptable form of development that would not harm the use and enjoyment of neighbouring properties or the rural setting here which has been designed to comply with General Policy 2, Housing Policy 16 and Environment Policy 1 planning policies of the Isle of Man Strategic Plan 2016
Plans/Drawings/Information;
This decision relates to drawings and supporting information received on 3rd December 2025, referenced; 331/001 331/002 331/010 331/011 331/020 331/021 331/022 331/023
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Right to Appeal
None __
Officer’s Report
1.0 THE SITE 1.1 The application site lies within the curtilage of Clough Willey Cottage which lies between the B36 to the east and Stoney Mountain Plantation to the west. The site falls into two parts - an open agricultural field to the south which slopes upward from east to west and with a marshy area around 30m from the road and overhead electricity lines running approximately parallel to the road around 20m therefrom. The northern half of the field is planted with a
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variety of trees and shrubs and is part of the residential curtilage of an existing modest cottage
1.2 To the north of the site is another residential property - Clough Willey, a substantial dwelling which sits in its own landscaped grounds complete with tennis court and outbuildings.
1.3 The existing dwelling on the application site is a modest single storey cottage which has been altered and extended over time but remains a low profile property which sits in amongst established trees and shrubs.
2.0 THE PROPOSAL 2.1 Proposed is a series of demolition works to the existing building that would see the removal of the external garage (8.9m x 9.0.m) and the link extension (lobby, entrance and bedroom1) to the dwellinghouse on the North Elevation, demolition of the conservatory, outbuilding and party utility room to the south elevation.
2.2 Proposed, in place of those demolished elements (mainly to the north elevation) is the erection of a two story extension with a pitched roof measuring a footprint of 11m x 6m and 9m x 7m. To the south elevation of the existing dwellinghouse is a single storey pitched roof extension to house a sunroom leading off the kitchen measuring a footprint of 4m x 7m.
2.3 The existing dwelling house would be retain and its overall finish revamped to reflect a uniform appearance using; Slate roof, Dark grey fascias & trims, Black rainwater goods, Rendered walls painted white, Vertical timber cladding and Dark grey standing seam metal roof to the two storey element, Dark grey windows & door frames, New Timber doors, Dark grey Heritage rooflights, Oak framing to the sunroom extension and Oak frame pergola on the east elevation.
2.4 In support of the application the architect notes; "The overarching design concept is to reinforce the 'cottage' form facing the garden, and differentiate between that and more modern extensions; the setting out of the garden elevation of the 'cottage' element has been rationalised and the oak-framed extension at its southern end is intentionally different in both material and roof line to differentiate between that and the cottage, whilst the two are visually tied together using the timber pergola along the garden elevation of the house... It is considered that the proposals will allow an existing dwelling to be re-used and improved, removing built elements that are at or past the end of their useful life, enhancing the fabric of what remains, and substantially improving the amenity of the occupants, whilst improving the appearance of the house in its existing context. Whilst the internal accommodation is much more spacious and well laid out, the net increase in Gross External Area is only 37%".
3.0 PLANNING POLICY LOCAL PLAN 3.1 In terms of area plan policy, the Area plan for the South application site is not identified within any defined settlement maps (Map 4- Ballasalla, Map 5 - Castletown, Map 6 - Colby & Ballabeg) but is shown on the wider Map 3 - Proposals as white land or land not zoned for development.
3.2 Map 2 (landscape Assessment Areas) notes the site as being within and area defined as "Incised Inland Slopes" and a reference of D14 which is cross referenced to the written statement accompanying the Area Plans where it notes;
3.3 D14 - (Ballamodha, Earystane and St Mark's) "The overall strategy is to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric field pattern delineated by Manx hedges, its numerous traditional buildings and its network of small roads and lanes. The
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strategy should also include the restoration of landscapes disturbed by former mining activities".
3.4 The 1982 Development Plan "1.9.1.1 This was the Isle of Man's first statutory Development Plan to be approved by Tynwald. It covers the whole Island, and is still in operation in relation to many of the rural areas. It applied to all those parts of the South not covered by the Local Plans referred to below".
3.5 The 1982 Development plan identifies the site as being within an area of white land or not zoned for development.
3.6 The site is not within a defined or proposed Conservation Area. There are no registered trees or tree groups within the application site. The site is not susceptible to flood risk.
3.7 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application:
Spatial Policy; 5 Building in defined settlements or GP3
General Policy 2 General Development Considerations (a-n) 3 Exceptions to development in the countryside
Environment Policy 1 Protection of the countryside and its Ecology
Housing Policy 16 Extension of no-traditional dwellings. 3.8 Other Material Considerations The Residential Design Guidance (March 2021) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of any development on the living conditions of those in adjacent residential property.
3.9 Planning Circular 3/91 - Guide to the design of residential development in the countryside.
4.0 PLANNING HISTORY 4.1 19/01241/B - Erection of cabin with associated parking and access (retrospective). Refused at appeal.
23/01380/B - Proposed development comprising the erection of a log cabin to be used as a gardeners cabin, machinery store and workshop (retrospective) exclusively for the management of the gardens and land forming part of the dwelling. Permitted.
5.0 REPRESENTATIONS 5.1 Malew Commissioners have not commented at the time of writing, despite being consulted on 05/12/25.
5.2 Highways Services commented have not commented at the time of writing, despite being consulted on 05/12/25.
5.3 Inland Fisheries (19/01/26) No objection "provided that there is no adverse effect on the adjacent watercourse (drain). This is due to the nature of both the watercourse and the proposed works. The applicant is however advised to contact DEFA when works are due to
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commence, which can be done by email or telephone. In the meantime please contact Inland Fisheries on 685857 with any further queries".
5.4 DEFA Ecosystems (29/12/25) object on the potential for the presence of bat in the existing building.
6.0 ASSESSMENT The fundamental issues to consider in the assessment of this planning application are;
(i) PRINCIPLE 6.1 The site falls outside of any defined settlement boundary and sits within the parish of Malew. As the site is not zoned for development, it is an existing residential dwelling house and consideration shall be given to a number of policies within the Strategic Plan including Spatial Policy 5 and General Policy 3 for alteration to existing dwellings in the countryside. Environment Policy 1 seeks to protect the countryside for its own sake, however the scope of works are within the defined residential curtilage and attached to the existing dwelling house.
6.2 In this specific case the most relevant will be Housing Policy 16 for is the "alteration" or material alteration to the external elevation by the demolition of some of the later extensions to the property and the erection of a part single and part two storey extension over the existing footprint of those demolished elements.
6.3 As such the principle of the proposals to an existing dwelling house would be acceptable subject to any visual impact and whether there would be any adverse impact upon the neighbouring properties.
(ii) DESIGN 6.4 Whilst an exception to the general policy against development in the countryside can be found within Housing Policy 16, this must be carefully assessed and, whether, on balance of the competing planning policies those material alterations are acceptable to this existing property in the context of this site. Care must be taken to control the size and form of those extensions or alterations to existing rural dwelling and when altered, must not detract from the visual amenity of the countryside.
6.5 In terms of this policy requirement, HP16, in terms of the design can be subjective, the main focus is to mitigate the visual impact on the property within the countryside and ensure any extension is in keeping with the host building. The design rational here must ensure the proposals are properly integrated into the landscape in term of scale, materials, architectural style, and engineering works and landscaping.
6.6 Firstly, and as noted above, the existing dwelling is of no particular architectural merit, nor are those extensions. The demolition of the existing adhoc extensions and the attached garage are more functional than aesthetical and their loss would be acceptable in this instance, they not of any architectural or historical merit. Once demolished this area would be built on for the extensions. For the avoidance of doubt the existing property as originally built is being retained and adapted throughout, not replaced which is welcomed.
6.7 The proposed extension has been designed to ensure the existing proportions of the dwelling house are reflected in the proportions of the extensions, noting the width, depth and heights of eaves and pitch of roof to match the host dwelling. Whilst, introducing a larger built massing / form by building to the west (two storey), this would not be further eroding any
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amenity space in terms of the overall scale of the existing residential curtilage and would be built over an area of previous development, the garage, albeit marginally taller.
6.8 The level of finish would seek to copy that of the dwelling house elements ensuring the existing dwelling and extension are read as one residential unit. Furthermore, this approach is also supported in the wording in paragraph 4.3.8 of the Strategic Plan regarding local distinctiveness, where there is a focus on modern design elements . This is approach can be said to carry equal weight in planning balance, than trying to follow a traditional method of design and adaption as noted in planning circular 3/91.
6.9 On balance, whilst the proposals are larger than the existing built form and given the retention and re-use of the existing dwelling, the overall design and method of extending and use of high quality materials throughout, this proposal would be acceptable and when finished would be read as a new dwelling with a new visual identity, being one of high quality. It must also be noted that this modern design is also further supported through SP5 which seeks new dwellings make a positive contribution to the Island in general and that applications are further supported by a design statement, to which this proposal achieves.
(iii) VISUAL IMPACT 6.10 In terms of how visible the scope of works are to the existing, the nearest highway is approx. 175m to the east and from here it would be difficult to have a clear line of sight of the dwelling house given the topography and the level of mature landscaping in the intervening distance between the existing house and the highway. Hp16 seeks that the impact when or if viewable is respectful to the properties proportions and appearance. In this instance and recognising that the development is not particularly, if at all, visible from any public vantage point outside of the site, therefore has resulted in a negligible impact upon the site's wider landscape setting.
6.11 Any views, if achievable, (and having visited the site and not being able to see the existing dwelling at all) could mainly be of the upper proportions of the two storey element when viewed from Highway to the east at approx. 165m. Here this elevation would be timber clad with glazing in its gable and a zinc standing seam roof. As such this would be against the back drop of trees and stoney Mountain plantation behind. This helps to ensure the extensions are read in the same residential context and would not appear out of keeping given the level and scale of the proposal. The overall matching levels of finish in terms of wall finish, doors, windows and roof tiles, helps to visually link the two together when viewing the proposals on site.
6.12 The proposed extensions would be considered appropriate when read within the context of the area in terms of its height and design would be subservient to the scale and character of the main dwelling house, noting the architects 37% calculation over the existing. It is considered the proposal would be an acceptable form of development that would be read in accordance with Ep1, HP16, GP2, and would not have any adverse impact on that of the countryside or on the dwelling house and its rural setting.
(iv) NEIGHBOURING AMENITIES 6.13 The level and scale of development proposed here, especially being single story and part two story in height to the west when measured form ground level, would create additional built form that is considered to be relatively modest and would be used in conjunction with the enjoyment of the main dwelling house.
6.14 When considering any adverse impact upon the neighbouring dwelling houses, given the design, scale and siting of the development, the proposed extensions and distance to the nearest neighbouring property to the north, is not considered to materially harm their amenity, through any loss of light, overbearing impact or loss of privacy as a result of the development.
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The extensions would be read in the residential context of the property and surrounding rural area. This aspect would be considered compliant with those sections of General Policy 2(g).
(v) ECOLOGY AND FISHERIES 6.15 The comments from inland fisheries and Ecosystems are helpful and it is noted fisheries do not object and wish to be notified when the work commence and the crux of Ecosystems objections rests on the probability on whether there are any bats present in the existing building. Noting the above, this can be addressed though advisory notes to the applicant drawing their attentions to potential crimes under the wildlife act. In terms of fisheries a note is to be included advising the applicant to liaise with DEFA before starting works on site.
7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would be an acceptable form of development that would not harm the use and enjoyment of neighbouring properties or the rural setting here which has been designed to comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
8.0 RIGHT 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); 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: 10.02.2026
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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