Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 25/90908/B Applicant: Mr & Mrs Simon & Sharon Griffin Proposal: Re-roofing and installation of roof-mounted solar panels Site Address: Bolivia Beg Dhoor Ramsey Isle Of Man IM7 4ED Planning Officer: Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.02.2026 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.

This application has been recommended for approval for the following reason.

Overall, the principle of development is considered acceptable in accordance with Policy 8.12.2, and the visual impact on the existing house is acceptable under Housing Policy 15. The proposals are not considered to cause harm to the wider character or appearance of the countryside, aligning with Environment Policy 1 of the Isle of Man Strategic Plan 2016. The proposal would also not result in adverse private or public amenity impacts and is therefore recommended for approval.

Plans/Drawings/Information; This decision relates to the documents and plans received 30 September 2025, 26 and 27 November 2025, and 1 December 2025. Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal:

• Lezayre Parish Commissioners - No objection

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site comprises the residential curtilage of a detached dwelling called 'Bolivia Beg', which is located in The Dhoor area of Lezayre. The existing dwelling on site is a large two storey detached dwelling finished in a light render with a traditional pitched roof finished in slate tiles. The main house has a simple rectangular form with subordinate single storey additions, including a lean to element on the north elevation, and a glazed conservatory on the southern side.

1.2 To the east of the dwelling sits a modern detached outbuilding comprising a double garage, also rendered and roofed to match the house. This building is positioned on a slightly raised platform served by a wide hard surfaced driveway.

1.3 The site is strongly enclosed along its northern and western boundaries by a dense belt of tall evergreen trees, providing significant screening and contributing to a secluded and well established residential setting, whilst its frontage and southern boundaries are defined by low sodbanks and a low painted retaining wall which allows views to the property from the

2.0 THE PROPOSAL

2.1 Planning approval is sought for Re-roofing and installation of roof-mounted solar panels. The proposed works would involve removing the existing roof tiles which are now severely worn-out in parts of the roof and replacing them with 250 x 500mm natural slate tiles.

2.2 Following installation of the new roof system, 20 x Jinko Tiger Neo 435W Mono All Black Solar Panels (JKM435N-54HL4R-B) would be installed over the roof. Five panels would be installed on the front roof plane, while 15 panels would be installed over the rear roof plane which fronts the tree clusters along the western site boundary.

3.0 PLANNING POLICY

3.1 Site Specific:

• 3.1.1 In terms of land use designation, the application site is not designated for any specific purpose under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982, and the site is not within a Conservation Area. The site is also not within a Registered Tree Area or of conservation value.

3.2 National: STRATEGIC PLAN (2016)

• 3.2.1 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of the planning application:

• 1. General Policy 3 - Exceptions to development in the countryside.
• 2. General Policy 2 - General Development Considerations.
• 3. Housing Policy 15 - Guides the extension or alteration of existing traditionally styled

properties in the countryside and stipulates that such development would normally only be approved where this respect the proportion, form and appearance of the existing property.

• 4. Paragraph 8.12.2:

"As there is a general policy against development in the Island's countryside, it is important that where development exists, either in an historic or recently approved form, it should not, when altered or extended detract from the amenities of the countryside. Care, therefore, must be taken to control the size and form of extensions to property in the countryside. In the case of traditional properties, the proportion and form of the building is sensitively balanced, and extensions of inappropriate size or proportions will not be acceptable where these destroy the existing character of the property."

• 5. Strategic Policy 1 - Efficient use of land and resources.
• 6. Strategic Policy 2 - Priority for new development to identified towns and villages.
• 7. Strategic Policy 4 - development proposals must protect or enhance the nature

conservation and landscape quality of urban as well as rural areas.

• 8. Strategic Policy 5 - Design and visual impact.
• 9. Energy Policy 4 - Development involving alternative sources of energy supply, including

wind, water and tide power, and the use of solar panels, will be judged against the

environmental objectives and policies set out in this Plan. Installations involving wind, water and tide power will require the submission of an EIA.

• 10. Environment Policy 1 - Protection of the countryside and inherent ecology.
• 11. Environment Policy 42 - promotes development taking account of locality in design.

• 3.2.2 3.3 Development associated with renewable energy is referred to in the Strategic Plan as follows: "12.2.8 The Department is fully supportive of the need to secure greater energy efficiency in new and existing development and has recently introduced additional energy efficiency requirements in the Building Regulations 2003. Energy efficiency and the use of renewable energy sources are covered in General Policy 2(m) of the Building Regulations. At the same time the Department recognizes that renewable energy sources can have adverse environmental impacts. The idea of a wind turbine Installation is currently being investigated and considered by the Manx Electricity Authority. Any feasible site is likely to be exposed and have considerable visual impact. There may also be other impacts such as noise. On a smaller scale, the popularity of domestic wind turbines has been increasing in recent years in response to rising energy prices and increasing awareness of climate change. Planning applications for domestic wind turbines are unlikely to require the submission of an Environmental Impact Assessment. The Department will assess any proposals for wind turbine installations by weighing the benefits of using such renewable energy sources against the environmental impact arising in any particular site. It is likely that the visual impact would be less detrimental on a coastal site than on a rural or upland one".

4.0 OTHER MATERIAL CONSIDERATIONS

4.1 The Residential Design Guide (July 2021) contains the following guidance also considered materially relevant:

• Section 5 Architectural Details

5.0 PLANNING HISTORY

5.1 Whilst the application site has been the subject of a number of previous planning applications, none of these are specifically material to the assessment of this current planning application.

6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

6.1 Lezayre Parish Commissioners have no objections (6 February 2026).

6.2 The following consultees have not provided any comments, although they were consulted on 28 January 2026:

• DOI Highways Services
• DEFA Forestry
• Manx Utilities Authority - Electricity

6.3 No comments have been received from neighbouring properties.

7.0 ASSESSMENT

7.1 The fundamental issues to consider in the assessment of this planning application are;

• i. The Principle of the Proposed Development;
• ii. The visual impact of the proposed development; and
• iii. Impacts on neighbours

7.2 The Principle (ENP4 and Paragraph 12.2.8)

• 7.2.1 In assessing the principle of the proposed development, it is noted the area is not zoned for development and there is a presumption against development other than set out in General Policy 3. Whilst the proposal does not fit specifically into any of the criteria for acceptable development, regard must be given to the reasonableness of the scale and siting of the proposed developments in view of their subsequent impacts, if any, on the countryside taking into account the existing built form that exists on site.

• 7.2.2 Further to the factors highlighted above, there is allowance for the installation of PV panels under the Permitted Development Order, and policies and paragraphs within the IOM Strategic Plan which set out support for renewable technologies subject to other environmental objectives of the Plan. The solar panels in this case are to an existing dwelling not within a conservation area nor a registered building and would follow roof repair works. It is also considered that the proposal will accord with the broad support given to the introduction of renewable and alternative energy sources as set out in the Strategic Plan and is not required to provide an EIA given its scale. As well, there introduction here is expected to help contribute to the overall operation and energy efficiency of the property which is situated within a traditional setting.
• 7.2.3 Based on the foregoing, the proposal is considered to comply with paragraph 12.2.8 and Energy Policy 4 of the Strategic Plan, and the principle is acceptable.

7.3 Visual and Landscape Impacts (STP 4, EP 1, and GP2)

• 7.3.1 The existing proposal seeks to install new slate tiles as replacement for the existing worn-out slate tiles, and this is considered to improve the appearance of the existing dwelling and as such considered an acceptable form of development.
• 7.3.2 With regard to the visual and landscape impacts of the proposed solar panels on the roof, it is noted that the existing property is a traditional cottage situated within an area dominated by traditional cottages and what is proposed would introduce a large area of solar panels on the roof, which would comprise the addition of modern features to this traditional property. However, a greater proportion of the solar panels (15 of the 20 proposed), would be installed on the rear roof scape, such that only a smaller scale would be viewable from key vantage points within the immediate street scene, and surrounding landscape. Besides, the panels would be 'All Black Solar Panels' which would be more aligned to the finish of the new natural slate tiles installed on the roof.

• 7.3.2 Therefore, when the proposed is assessed against the character of the site and area, it is considered that the panels, although noticeable, would not result in adverse impacts or be detrimental to the appearance of the property and the surrounding area, considering the works are confined to the existing dwelling and are designed to maintain its scale and form, thereby avoiding any visual intensification.

• 7.3.3 Based on the foregoing, it is considered that the installation of the solar panels at the site would not have any adverse impacts on the application property, the locality and the broader character of the landscape on this part of the islands countryside.

7.4 Impacts on Neighbours (GP2)

• 7.4.1 The works proposed to the roof, including the solar panels which may sometimes result in glares are not expected to result in any adverse impacts on neighbouring amenity. Granting the works would result in additional fabric within the roof plane, this is at an orientation and sufficient distance from other properties for it not to result in any adverse impact on the living conditions of these properties. The intervening wooded area around the rear garden and western boundary would serve to prevent impacts on the nearest neighbours at 'Ballavilley Dhoor' to the west. Likewise, the trees along the site frontage of 'Bolivia Mount' to the southeast would prevent any impacts.

8.0 CONCLUSION

8.1 Overall, it is concluded that the planning application is in accordance with aforementioned general policies of the Isle of Man strategic plan 2016, having no adverse private or public amenities and therefore it is recommended for approval.

9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

9.1 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).

9.2 Article A10 sets out that the right to appeal is available to:

• applicant (in all cases);
• 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.

9.3 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.

9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• any appellant or potential appellant (which includes the applicant);
• the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• in the case of a petition, a single representative.

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: 25.02.2026 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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