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Application No.: 25/91097/B Applicant: Mr & Mrs Steve & Maureen Allan Proposal: Erection of single storey extension to southeast elevation of existing dwellinghouse, alterations to doors and fenestration and installation of three dormers to rear elevation Site Address: Meadowside Cottage Main Road Greeba Isle Of Man IM4 2DU Senior Planning Officer: Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.01.2026 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.
This application has been recommended for approval for the following reason. The proposals are considered to accord with General Policy 2, Housing Policy 15 and Environmental Policy 1 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This decision rleates to drawings and supporting information received on 20 November 2026 Right to Appeal None
1.1 The application site is the residential curtilage of an existing dwelling situated on the Southern side of the Main Road, Greeba. The property is a detached dwelling house which is two stories stories with a pitch tiled roof and bookended by chimney stacks, with a manx stone finish and constructed in a traditional cottage type form of Manx Vernacular. The building fronts onto the highway.
1.2 To the rear of the property is a single-story flat roof extension that houses a kitchen. THE PROPOSAL
2.1 The application proposes to erect a small extension of the side (East) elevation of the rear extension. The extension would measure a footprint of 2.3m wide x 3.7m and match the height of the existing host extension. The space created would be used for a utility room off the existing kitchen.
2.2 Also proposed are a series of alterations to the rear of the property that would include;
2.3 The scope of works, except the re-tiling of the roof which will include the front elevation are solely contained to the rear elevation. PLANNING POLICY
3.1 The site lies within an area designated on the Development Plan Order, 1982 as not for a particular purpose and within an area of High Landscape Value and Scenic Significance.
3.2 The site is not within a conservation area or is identified as being at flood risk. There are no registered trees on site that are affected by the proposals.
3.3 Within the adopted Isle of Man Strategic Plan 2016, the following policy are considered to be the pertinent relevant policy in the determination of this application:
3.4 Whilst there is a presumption against development as set out in General Policy 3 and Environment Policy 1 and 2, the design of buildings should have a positively contribute to the street scene as noted in Strategic Policy 5. Both Housing Policy 15 and Housing Policy 16 acknowledge that residential dwellings in the countryside can be extended and outlines how to assess extensions or alterations to them in terms of visual amenity.
3.5 Whilst the land is not zoned for development, the general principles contained with GP2 (a-n) offer guidance that specifically addresses those issues affecting building on site that would be general 'development control' and considered capable of being applied to this proposal.
3.6 The principles of the Residential Design Guidance 2021 which sets out a number of general development standards for alterations to existing dwellings including neighbouring amenity.
4.1 None - that is considered pertinent to this application. REPRESENTATIONS
5.1 None have been received at the time of writing with the consultation period running from the 29.12.2025 - 02.01.2026.
6.0 ASSESSMENT (i) Principle (GP3, HP15) (iii) Visual impact (Ep1, HP15, GP2,)
6.1 Principle The starting point here is the land designation within the area plan which designates the site as land not zoned for development. As General Policy 3 would be applicable in this instance, the proposal is for works to the rear elevation of a residential dwelling and does not specifically fit into any of the criteria for acceptable development (a-h), therefore regard must be given to the reasonableness of the scale and siting of the proposed developments adjacent to the defined residential curtilage of Meadowside Cottage in Greeba, in view of their subsequent impacts.
6.2 In this case it is relevant to give weight to Housing Policy 15 (traditionally styled properties) which allows for extensions to properties in the countryside with the emphasis on their visual impact and also any built additions must respect the proportion, form and appearance of the existing property. Environment Policies 1 and 2 which protects the countryside for its own sake and restricts development that would have an adverse visual impact on the countryside. Also the general principles contained with GP2 (a-n) that's offer guidance that specifically addresses those issues affecting building on site that would be general development control principles. On balance regard must be given to the reasonableness of the scale and siting of the proposed development within the defined residential curtilage in view of their subsequent impacts subject to the further assessment below.
6.3 Visual Impact In terms of how visible the scope of works is to the existing, Hp15 seeks that the impact when or if viewable is respectful to the property's proportions and appearance. The most noticeable part of the proposal would be the rear extension. The other aspects of the proposals are based to the rear and not visible from the highway. In any case, those proposals are deemed to respect the rear elevation and would be seen to be in keeping with the vernacular of the property.
6.4 The visual appearance of the proposed extension to the dwelling house from the highway would be very limited given the orientation and siting from the highway and the size and scale of the existing dwelling house. The noticeable aspect when viewed from the highway would be the replacement tiles, which are noted on the drawings as being replaced with dark colour natural slates, which would be acceptable for this style of vernacular cottage type property and welcomed.
6.5 From the highway to the north, only partial glimpsing views from the Highway could be generally achievable but only if travelling from east to west, but emphasis is placed on glimpsing. In this instance those views are only of the gable end of the house and its rear extension. The design of the extension ensures it is respectable to the host property and its existing extension and those passing views would ensure the proposed extension would be read in the same residential context as the property and would not appear out of keeping. It is likely that the wider character and appearance of the countryside and rural landscape here will be unharmed.
6.6 It is considered the proposal would be an acceptable form of development that would be read in accordance with Ep1, HP15, GP2, and would not have any adverse impact on that of the countryside or on the dwelling house and its rural setting.
7.1 For the above reasons, it is concluded that the proposal would accord with General Policy 2, Environmental Policy 1 and Housing Policy 15 of the Isle of Man Strategic Plan 2016, and is recommended for approval. 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:
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):
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: 20.01.2026 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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