Officer Report

Application No.: 25/90818/B Applicant: Mr & Mrs Nicky And Carole Ennett Proposal: Erection of replacement dwellinghouse Site Address: Ballakillowey Farm House Ballakillowey Road Colby Isle Of Man IM9 4BN Planning Officer: Paul Visigah Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 13.11.2025 _________________________________________________________________

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. No above-ground works shall commence until a schedule of external materials and finishes, including samples of render, stone cladding, timber detailing, roof tiles, and window frames, has been submitted to and approved in writing by the Department. The development shall thereafter be carried out in strict accordance with the approved details.

Reason: To ensure a high standard of design and appearance in accordance with Strategic Policy 5 and General Policy 2(b, c and g).

• C 3. The development hereby approved shall be carried out in full accordance with the submitted Energy Statement received 28 August 2025, which demonstrates that the dwelling will achieve a SAP rating of at least 97 (or equivalent). A post-completion Energy Statement shall be submitted to and approved in writing by the Department prior to occupation, confirming that the dwelling has been constructed to achieve the specified SAP rating.

Reason: To ensure the dwelling is implemented to the high energy efficiency standards proposed, in accordance with Housing Policy 14 and Infrastructure Policy 5.

• C 4. Prior to the occupation of the dwelling hereby approved a detailed soft landscaping scheme shall be submitted to and approved in writing by the Department. The scheme shall include native species planting, hedge reinstatement, and tree planting, together with a programme for implementation. The development shall thereafter be carried out in strict accordance with the approved details.

All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of any unit, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.

Reason: To protect and enhance the biodiversity and visual amenity of the area in accordance with Environment Policies 4 and 5 and General Policy 2(f).

• C 5. Prior to the occupation of the dwelling hereby approved artificial house martin nest cups shall be installed on the west elevation of the dwelling in accordance with details which have first been submitted to and approved in writing by the Department.

Reason: To mitigate the loss of nesting habitat and safeguard biodiversity in accordance with Environment Policy 4.

• C 6. Prior to any works to clear or relocate the pond, a method statement shall be submitted to and approved in writing by the Department, detailing timing and techniques to avoid harm to amphibians and invertebrates. The works shall be carried out strictly in accordance with the approved method statement.

Reason: To protect existing habitats and species in accordance with Environment Policies 4 and

• 5.

• C 7. No external lighting shall be installed unless in accordance with a sensitive lighting scheme that has first been submitted to and approved in writing by the Department. The scheme shall accord with Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 (2023).

Reason: To prevent light pollution and safeguard nocturnal species in accordance with Environment Policy 4.

• C 8. Prior to the occupation of the dwelling hereby approved, parking and turning areas shall be provided in accordance with details which have first been submitted to and approved in writing by the Department. The approved parking and turning areas shall be retained as such thereafter.

Reason: To ensure adequate parking and turning provision in the interests of highway safety and residential amenity, in accordance with Transport Policy 7 and General Policy 2(i).

• C 9. Prior to the commencement of the development hereby approved, details of existing and proposed site levels and finished floor and ridge heights of the dwellings, relative to a fixed Ordnance datum, shall be submitted to and approved in writing by the Department. The development shall thereafter be carried out strictly in accordance with the approved levels and retained as such thereafter.

Reason: To ensure the development sits appropriately within the landscape and accords with Strategic Policy 5 and General Policy 2(b, c, f).

• C 10. 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 extensions or alterations to the dwelling, no outbuildings or other free-standing structures, no roof alterations (including dormer windows), and no raised platforms or balconies shall be carried out within the curtilage of the dwelling hereby approved without the prior written permission of the Department.

Reason: To protect the rural character and visual amenity of the area and to maintain the design quality and landscape integration assessed in the planning application, in accordance with Strategic Policy 5 and General Policy 2(b, c and f).

• C 11. No development shall commence until a Materials Reuse Statement has been submitted to and approved in writing by the Department. The statement shall confirm the stone and slate to be salvaged from the existing dwelling and set out how these materials will be incorporated into the approved development or associated landscaping, in accordance with the commitments in the Design Statement received 02 September 2025. The development shall thereafter be carried out in accordance with the approved details.

Reason: To secure the reuse of traditional materials as indicated in the application and Design Statement, in order to maintain local character, in accordance with Housing Policy 14, Strategic Policy 5 and Paragraph 8.11.2 of the Strategic Plan.

N 1. Informative: Existing Restrictions on Ancillary Accommodation

The applicant is reminded that the accommodation approved under planning application 19/00638/B remains subject to the conditions of that permission, including any restrictions on occupancy or use.

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

The proposal accords with the Strategic Plan, including Housing Policies 12 and 14, which permit the replacement of an existing dwelling in the countryside subject to siting and scale criteria. While the design does not fully achieve the high-quality contemporary architecture envisaged by Housing Policy 14 or the traditional vernacular principles of Planning Circular 3/91, it represents a clear improvement over the existing dwelling through reduced ridge height, improved massing, material reuse, and enhanced landscape integration. These factors, combined with strong sustainability credentials, justify acceptance under Strategic Policy 5. The scheme also meets Environment Policies 4 and 5 and General Policy 2(d) by safeguarding biodiversity and delivering environmental improvement through landscaping, pond restoration, and species mitigation measures secured by condition. In addition, it satisfies Strategic Policy 1 and GP2 (n) by incorporating sustainable construction and energy efficiency measures and complies with Transport Policies 4 and 7 and General Policy 2(h-i) through safe access and adequate parking. On balance, the proposal is considered acceptable as it meets the Strategic Plan's objectives for environmental improvement, sustainability, and landscape integration, notwithstanding the departure from some design principles.

Plans/Drawings/Information;

_________________________________________________________________ Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal:

• o DOI Highways Drainage - No objection subject to condition which has been imposed
• o Arbory and Rushen Commissioners - No objection _________________________________________________________________

Officer’s Report

THE APPLICATION IS BROUGHT BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT MANAGEMENT

1.0 THE SITE - 1.1 The application site comprises Ballakillowey Farmhouse, located on the western side of the Ballakillowey Road (A36), approximately 500 metres north of the roundabout junction serving Port Erin and Port St Mary. The site lies within open countryside, defined by sporadic residential development along the A36 and extensive agricultural land forming the predominant setting. - 1.2 The farmhouse is a two-storey rendered dwelling with a pitched roof and chimney stacks, incorporating a projecting gable with first-floor balcony and an integral garage with a low-pitched roof. Fenestration varies between traditional style openings on the main building core and larger modern windows on the projecting section to the rear. Its elevated position and open topography make the building and neighbouring dwelling, The Cottage, clearly visible from the highway when approaching from both the north and south, reinforcing the sense of rural openness and highlighting the potential for any development to influence the roadside and wider landscape setting. - 1.3 Access is via a narrow lane which is also connected to the driveway for The Cottage, leading to a hardstanding area around the farmhouse. Two outbuildings are located to the west of the dwelling at a distance of approximately 15-20 metres: one is a traditional stone barn with a low, single-storey pitched roof, and the other a larger steel-framed portal building measuring approximately 18.5 metres by 9 metres, with a masonry base and profiled steel cladding above. - 1.4 The curtilage includes garden areas and established vegetation along the southern and western boundaries. Hedgerows and small clusters of trees provide partial screening from adjoining fields, while the wider landholding extends to approximately 20 acres of open agricultural land. The surrounding landscape comprises pasture fields, hedgerow boundaries, and intermittent farmsteads, maintaining the rural character of the area. - 1.5 The site occupies elevated ground near the crest of a hillside, with levels gently falling away to the south and west. This topography creates an open and expansive setting with uninterrupted views across adjoining fields and toward the coastline, accentuating the visual prominence of built structures within the landscape.

2.0 THE PROPOSAL - 2.1. Planning approval is sought for the erection of a replacement dwellinghouse at Ballakillowey Farm, Ballakillowey Road, Colby. The proposal involves the demolition of the existing two-storey farmhouse and its replacement with a contemporary two-storey dwelling broadly located on the footprint of the existing building, with approximately half of the new structure overlapping the original position and the remainder extending southward to accommodate the split-level design, revised orientation, and increased separation from The Cottage. The submitted plans indicate a building footprint of approximately 17.5m x 11m, arranged to provide a balanced frontage and maximise views across the southern aspect. This split-level building would measure 5m tall from ground level to the top of its roof ridge on the front elevation, while the rear elevation would be 7.7m tall to the top of the ridge. The eaves in front would be 2.3m tall, while the eaves at the rear would be 5.1m. - 2.2 The ground floor accommodates four bedrooms with ensuite, and a master suite with en-suite and dressing area, together with a storage space and circulation areas. The first floor is designed as an open-plan living zone incorporating kitchen, dining, and family spaces, supplemented by a tv/cinema room and study, and formal living room with direct access to a

• full-width balcony on the southern elevation, as well as a boot room/utility with direct access to an elevated walkway which leads to the wider site area.
• 2.3 The overall design adopts a contemporary architectural style, characterised by clean lines, extensive glazing, and a strong horizontal emphasis. Elevation treatments combine white render with feature timber and stone cladding, complemented by dark grey composite-framed windows and doors. The roof is finished in slate-coloured concrete tiles with a thin leading edge to give the appearance of natural slates, incorporating a flat section over the entrance porch. Glass balustrades and metal detailing define the balcony areas, reinforcing the modern aesthetic.
• 2.4 The applicant has submitted a Design Statement which details the following:

• 1. The design aims to achieve a contemporary aesthetic while respecting the rural location, with emphasis on sustainability and energy efficiency.
• 2. The dwelling is intended as a "forever home", incorporating future accessibility considerations and generous internal space.
• 3. The building is site-responsive, designed to fit the natural topography with a split-level arrangement (single storey to the north, two storeys to the south) to reduce visual impact from public viewpoints.
• 4. The footprint of the proposed dwelling is 191 sqm, representing a 3% increase over the existing footprint (186 sqm), while the total floor area increases by approximately 15% (from 331 sqm to 382 sqm - 15.4% increase).
• 5. The new dwelling is positioned to increase separation from The Cottage, aided by dense planting and landscaping for privacy.
• 6. The ridge height is approximately 2.5 metres lower than the existing dwelling, reducing prominence in the landscape.
• 7. Landscaping is integral to the design, including repositioning the eastern hedgeline and restoring the pond as a wildlife habitat feature.
• 8. Materials from the demolished dwelling will be reused on site where possible, including for levelling the private access road.
• 9. The orientation of the building is planned to maximise views and solar gain throughout the day.
• 10. The design evolved following pre-application advice, replacing an initial flat-roof concept with the current pitched-roof form to better integrate with the rural setting.

2.5 The application is also supported by an Energy Statement which states the following:

• 1. The design follows Energy Saving Trust principles, aiming for high fabric efficiency, low/zero carbon heating, and on-site renewable energy generation.
• 2. A whole-house systems approach will be used, considering site conditions, climate, insulation, air sealing, lighting, heating/cooling, and water heating, supported by computer simulation for optimal energy performance.
• 3. Target SAP rating of 97, exceeding current standards (93) and significantly above the Isle of Man average (54).
• 4. Passive solar design incorporated through south-facing glazing, thermal mass, and natural ventilation strategies to reduce heating and cooling loads.
• 5. Enhanced thermal efficiency with improved insulation, reduced air permeability, and robust detailing to minimise thermal bridging and air leakage.
• 6. Air Source Heat Pump (ASHP) selected as the primary heating system, combined with warm-water underfloor heating for efficiency.
• 7. Solar thermal water heating and integration with existing 14kW solar PV array on the adjacent barn, supported by a hybrid inverter and 23kW battery storage system.
• 8. Energy-efficient lighting strategy, including LED fittings and motion-controlled security lighting; large glazing areas reduce reliance on artificial lighting.
• 9. Appliances specified to meet high efficiency standards:

• o _$440% of fixed fittings A+ rated
• o Washing machine and dishwasher A rated

• o Washer-drier and tumble drier minimum B rating

• 10. Electric vehicle charging point to be installed adjacent to holiday cottages for shared use.
• 11. Water efficiency measures targeting _$5120 litres per person per day, including dualflush toilets, low-flow showers, and rainwater harvesting; grey water reuse under consideration.
• 12. Commitment to eco-friendly construction practices, including:

• o Use of recycled and locally sourced materials
• o Timber from sustainable sources
• o Insulation with zero ozone depletion potential
• o Modern Methods of Construction (MMC) and off-site fabrication where possible

• 13. Waste management and recycling facilities provided on-site, with arrangements for collection and composting integrated into landscaping design.

3.0 PLANNING POLICY - 3.1. Site Specific

• 3.1.1. The site is in open countryside on land not allocated for development on the Area Plan for the South. The site is not constrained by any Public Rights of Way through or alongside the site, recorded flood zone or surface water flooding, Registered Tree Area, Conservation Area or Registered Building. The site is also not within or close to a nature conservation area.

3.2 The site lies within a very broad area of Incised Inland Slopes on the Area Plan for the South where the following guidance is provided:

• 3.2.1 Southern Uplands (A2) The overall strategy for the area is to conserve and enhance the character, quality and distinctiveness of the open and exposed character of the moorland, its uninterrupted skyline and panoramic views, its sense of tranquillity and remoteness and its wealth of cultural heritage features.

• 3.2.2 Key Views Open and expansive panoramic views out to sea and over the southern portion of the Island. Distant views in some areas enclosed by the surrounding peaks.

3.3 National: STRATEGIC PLAN (2016)

• 3.3.1 Relevant Strategic Plan Policies:

• 1. General Policy 3 - Exceptions to development in the countryside.
• 2. General Policy 2 - General Development Considerations.
• 3. Environment Policy 1 - Protection of the countryside and inherent ecology.
• 4. Environment Policy 4 - Protects biodiversity (including protected species and designated sites).
• 5. Environment Policy 5 - Mitigation against damage to or loss of habitats.
• 6. Strategic Policy 2 - Priority for new development to identified towns and villages.
• 7. Strategic Policy 3 - Development to respect the character of our towns and villages.
• 8. Strategic Policy 4 - development proposals must protect or enhance the nature conservation and landscape quality of urban as well as rural areas.
• 9. Strategic Policy 5 - Design and visual impact.
• 10. Strategic Policy 10 - development should promote integrated journeys, minimise car use and facilitate other modes of travel.
• 11. Spatial Policy 5 - new development will be in defined settlements only or in the countryside only in accordance with GP3.
• 12. Transport Policy 4 - Highway safety.
• 13. Transport Policy 7 - Parking considerations/standards for development.
• 14. Housing Policy 4 - Directs new housing to settlements other than in exceptional circumstances and cross references the policies which set those circumstances (HP 7, 8, 9, 10,

• 11, 12, 13, and 14).

• 15. Housing Policy 12 - The replacement of an existing dwelling in the countryside will generally be permitted unless:

• (a) the existing building has lost its residential use by abandonment; or
• (b) the existing dwelling is of architectural or historic interest and is capable of renovation. In assessing whether a property has lost its habitable status(1) by abandonment, regard will be had to the following criteria:

• (i) the structural condition of the building;
• (ii) the period of non-residential use(2) or non-use in excess of ten years;
• (iii) evidence of intervening use; and
• (iv) evidence of intention, or otherwise, to abandon.

• 16. Paragraph 8.11.2 - It is important that replacement dwellings should relate closely to the buildings they replace in terms of siting and size, that the resulting visual impact is appropriate for the countryside, and that existing stone and slate are re-used.
• 17. Housing Policy 14 - Where a replacement dwelling is permitted, it must not be substantially different to the existing in terms of siting and size, unless changes of siting or size would result in an overall environmental improvement; the new building should therefore generally be sited on the "footprint" of the existing, and should have a floor area(1), which is not more than 50% greater than that of the original building (floor areas should be measured externally and should not include attic space or outbuildings). Generally, the design of the new building should be in accordance with Policies 2-7 of the present Planning Circular 3/91, (which will be revised and issued as a Planning Policy Statement). Exceptionally, permission may be granted for buildings of innovative, modern design where this is of high quality and would not result in adverse visual impact; designs should incorporate the re-use of such stone and slate as are still in place on the site, and in general, new fabric should be finished to match the materials of the original building. Consideration may be given to proposals which result in a larger dwelling where this involves the replacement of an existing dwelling of poor form with one of more traditional character, or where, by its design or siting, there would be less visual impact.
• 18. Paragraph 8.11.3 - It is unlikely that permission will be given for permanent replacement of dwellings which were never intended to have a permanent residential use, such as chalets and other structures built of materials for only temporary or seasonal use.
• 19. Infrastructure Policy 5 - Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources.

- 4.0 OTHER MATERIAL CONSIDERATIONS

4.1 Residential Design Guide (2021)

• 4.1.1 This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.

4.2 The Isle of Man's Biodiversity Strategy (2015 - 2025)

• 4.2.1 The Department's Biodiversity Strategy is capable of being a material consideration. It seeks to manage biodiversity changes to minimise loss of species and habitats, whilst seeking to maintain, restore and enhance native biodiversity, where necessary.

4.3 PLANNING POLICY STATEMENT 3/91 provides guidance on the design of residential development in the countryside.

- 5.0 PLANNING HISTORY

• 5.1. The site has been the subject of 6 previous planning applications one of which is considered relevant in the assessment and determination of the current application.

5.2 PA 19/00638/B granted permission for the conversion of an existing agricultural outbuilding to provide ancillary residential accommodation with additional tourist use. This was approved on an ancillary basis to the main dwelling, as defined in Condition 4: "The development hereby approved shall not be used or occupied other than for the purpose of short-let holiday accommodation or as ancillary accommodation to the main house known as 'Ballakillowey Farm' and shall not be used or occupied as a separate independent dwelling.

Reason: The proposal has been assessed on this basis only and not as a separate dwelling in the countryside."

5.3 This condition reinforces the principle that the site's residential use is tied to the main dwelling, which is relevant when considering the proposed replacement house.

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

6.1 Arbory and Rushen Commissioners support the application (19 September 2025).

6.2 DOI Highways Drainage initially advised (23 September 2025) that allowing surface water runoff onto the public highway would contravene Section 58 of the Highway Act 1986 and guidance in Section 11.3.11 of the Manual for Manx Roads, requesting the applicant to demonstrate compliance and ensure no discharge to the highway.

• 6.2.1 Following further discussions with the architect and review of additional details, they confirmed on 21 October 2025 that they are satisfied the proposed replacement dwelling will not result in additional surface water runoff draining onto the public highway and therefore raised no objection subject to compliance with the submitted details.

6.3 DEFA Ecosystem Policy Team have made the following comments on the application (29 September 2025): The Ecosystem Policy Team raised no objection subject to conditions and made the following detailed comments:

• 1. House Martin Nest - A nest was identified under the eaves on the north elevation of the existing dwelling. Demolition will remove this nest site. House martins are amber-listed under Birds of Conservation Concern (IoM 2021). At least one nest cup should be installed high under the eaves on the west elevation of the new dwelling (more than one preferred for communal nesting).
• 2. Hedge Removal and Landscaping - A section of hedge will be removed, but new hedges and tree planting are proposed. A condition should require submission of a soft landscaping plan using native or well-established species, avoiding invasive plants listed under Schedule 8 of the Wildlife Act 1990 (including cherry laurel, buddleja, rosa rugosa, and common snowberry). Hedge removal should occur between September-February to avoid bird nesting season, and new planting along the eastern boundary should precede removal.
• 3. Pond Management - Care is required when clearing the pond to protect frogs and invertebrates. Clearance should occur in September or early October, after froglets have dispersed and before hibernation. Vegetation should be retained where possible; if replaced, do so in stages over two years. Lighting of the pond should be avoided.
• 4. Potential Conditions Recommended:

• o No works to commence until a soft landscaping plan is approved, with a five-year replacement condition for any failed planting.
• o No works to commence until details of house martin nest cups are approved.
• o No external lighting unless a sensitive lighting plan is approved, following Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 (2023).

6.4 No comments have been received from neighbouring properties.

- 7.0 ASSESSMENT

• 7.1. The fundamental issues to consider with this application are;

• 1. Whether the principle of replacing the existing dwelling is acceptable under [Housing Policy 12, Strategic Policy 2, Spatial Policy 5, and General Policy 3], having regard to the building's architectural merit, structural condition, and residential status;
• 2. Whether the proposed replacement dwelling complies with the requirements of [Housing Policy 14], particularly in relation to siting, scale, floor area, and design quality, including alignment with [Strategic Policy 5 and General Policy 2(b, c, g), and Planning Circular 3/91];
• 3. The extent to which the proposal would preserve or enhance the landscape character of the area, having regard to the [Area Plan for the South Landscape Character Assessment,

• Strategic Policy 4, Environment Policy 1, and General Policy 2(f)];

• 4. The environmental performance of the proposed dwelling, including its energy efficiency credentials and alignment with the [Strategic Policy 1, Infrastructure Policy 5, and General Policy 2(n)];
• 5. The potential impacts on biodiversity and ecology, including mitigation for habitat loss and compliance with [Environment Policies 4 and 5, General Policy 2(d)]; and
• 6. The adequacy of the proposed access and parking arrangements, and whether the scheme meets the requirements of [Transport Policies 4 and 7, and General Policy 2(h-i)].
• 7.2 THE PRINCIPLE

• 7.2.1 The principle of replacing the existing dwelling is assessed primarily against HP12, GP3, STP2, and SP5, which collectively establish the framework for development in the countryside. These policies permit replacement dwellings in rural areas only in exceptional circumstances, and subject to specific criteria relating to abandonment, architectural merit, and renovation potential.

• 7.2.2 In this case, the existing dwelling at Ballakillowey Farm is a two-storey rendered farmhouse, which has a projecting gable and integrated double garage. While the original structure dates to the pre-1870 period, the building has undergone extensive alteration, including the introduction of modern fenestration and non-traditional massing. These changes have significantly diminished its architectural integrity and vernacular character. The building is not registered, nor is it located within a conservation area or designated landscape feature, and no evidence has been submitted to suggest that it is of sufficient architectural or historic interest to warrant retention. Accordingly, the proposal does not conflict with Housing Policy 12(b).
• 7.2.3 The building has not lost its residential use by abandonment. It remains in active residential occupation, and no evidence has been presented to suggest a prolonged period of non-use, intervening use, or intention to abandon. The structural condition of the building is not contested, and the site benefits from existing access, utilities, and curtilage definition. As such, Housing Policy 12(a) is not engaged, and Housing Policy 13 does not apply.
• 7.2.4 The site lies within open countryside, on land not designated for development under the Area Plan for the South and therefore falls within the remit of General Policy 3 and Spatial Policy 5. These policies establish a presumption against development outside defined settlements, except where specific exceptions apply. The replacement of an existing dwelling is recognised as such an exception under General Policy 3(d), provided the proposal complies with the relevant housing policies and does not result in adverse impacts on the character or quality of the countryside.
• 7.2.5 Given the above, the proposal is considered to meet the requirements of Housing Policy

• 12 and qualifies as an appropriate exception under General Policy 3. The principle of replacing the existing dwelling is therefore accepted, subject to compliance with the detailed requirements of Housing Policy 14 and other relevant policies assessed below.

- 7.3 DESIGN CONSIDERATIONS

• 7.3.1 Housing Policy 14 requires that replacement dwellings in the countryside should generally be sited on the footprint of the existing building and should not exceed a 50% increase in floor area, unless changes of siting or size would result in an overall environmental improvement. The policy also expects designs to follow the principles in Planning Circular 3/91 (Policies 2-7), which advocate simple rectangular forms, steep pitched roofs, regular fenestration, and the use of traditional materials such as white render, stone, and slate.

Strategic Policy 5 and General Policy 2(b, c, g) require new development to respect its context in terms of siting, layout, scale, and materials, and to make a positive contribution to the Island's environment. Paragraphs 4.3.8 to 4.3.11 of the Strategic Plan further emphasise the need to avoid "anywhere architecture" and to balance vernacular principles with modern requirements for sustainability and accessibility.

• 7.3.2 The proposed dwelling is broadly located on the footprint of the existing farmhouse, with approximately half of the new structure overlapping the original position and the remainder extending southward to accommodate a split-level design. The footprint increases from 186 sqm to 191 sqm (3%), and the total floor area rises by 15.4% (331 sqm to 382 sqm), well within the 50% threshold set by Housing Policy 14. The ridge height is reduced by approximately 2.3 metres compared to the existing dwelling, and the stepped profile responds to the site's topography, reducing visual prominence from Ballakillowey Road. These changes deliver an environmental improvement in terms of massing and landscape integration, consistent with Housing Policy 14 and Strategic Policy 5.
• 7.3.3 While the proposal improves on the existing dwelling, which is visually discordant due to its varied rooflines and non-traditional extensions, the design does not fully achieve the highquality contemporary architecture envisaged by Housing Policy 14, nor does it comply with the traditional design principles set out in Planning Circular 3/91. The building introduces extensive glazing and balcony features, but these elements alone do not constitute a coherent modern design as anticipated by HP14's allowance for innovative, high-quality architecture. At the same time, the scheme fails to reflect the simplicity, regularity, and restrained detailing promoted by Policies 2-7 of Planning Circular 3/91, particularly Policy 5, which advocates symmetrical fenestration and proportionate openings. The overall composition is relatively basic, falling short of the refinement expected under HP14's requirement for design quality and the Circular's emphasis on vernacular coherence. Consequently, the scheme departs from Housing Policy 14 in respect of architectural quality and from Policies 2-7 of Planning Circular 3/91 in respect of form, fenestration, and detailing, although it complies with HP14 on siting, size, and material reuse.
• 7.3.4 Despite these shortcomings, the proposal incorporates positive elements that justify acceptance. Elevation treatments include white render, natural stone, and timber cladding, drawing from the local palette and aligning with Policy 4 of the Circular. The reuse of stone and slate from the demolished dwelling accords with Paragraph 8.11.2 of the Strategic Plan and Housing Policy 14, reinforcing sustainability and local distinctiveness. The design also integrates strong energy performance measures, including a SAP rating of 97, air source heat pump, and solar integration, meeting the expectations of General Policy 2(n). While these credentials do not override the limitations in architectural expression, they contribute to the overall environmental improvement of the scheme.
• 7.3.5 On balance, the proposal does not represent an exemplary or innovative design but delivers a clear improvement over the existing dwelling through reduced ridge height, improved massing, material reuse, and enhanced landscape integration. These factors, combined with sustainability measures, justify acceptance under Housing Policy 14 and Strategic Policy 5, notwithstanding the departure from some principles of Planning Circular 3/91. The design is neither fully contemporary as envisaged by Housing Policy 14 nor traditionally vernacular as promoted by Planning Circular 3/91; however, its reduced visual impact and material strategy deliver sufficient environmental improvement to justify approval.

- 7.4 LANDSCAPE AND VISUAL IMPACT

• 7.4.1 In evaluating the impact on landscape character, regard is had to STP 4, EP1, and GP2(f), together with the guidance in the Area Plan for the South Landscape Character Assessment. These policies collectively aim to safeguard openness, scenic quality, and distinctive character, ensuring that new development integrates sensitively with its setting. The site lies within the Southern Uplands and Incised Slopes character areas, where the overarching strategy is to maintain the open and exposed character of the moorland, its uninterrupted skyline, and the sense of tranquillity and remoteness that defines the area.
• 7.4.2 The site occupies an elevated position within a predominantly open rural setting, where long views across the Southern Uplands and Incised Slopes character areas contribute to the sense of remoteness and scenic quality. Development in such locations has the potential to disrupt the visual continuity of the landscape. In this case, the proposed dwelling is designed to follow the natural fall of the land, reducing its perceived height and ensuring that built form does not dominate the skyline. The lower ridge height and stepped profile help maintain the openness of the surrounding landscape, consistent with the objectives of STP 4 and the intent of EP1 to prevent adverse effects on the countryside.
• 7.4.3 Landscape integration is further supported by the retention of existing boundary vegetation and the introduction of additional native planting to reinforce field patterns and soften views from public vantage points. These measures, combined with the use of muted materials drawn from the local palette, ensure that the development reads as part of the established rural framework rather than as an intrusive or discordant feature. The approach aligns with GP2(f) and the Landscape Character Assessment guidance, which emphasise the importance of maintaining hedgerow boundaries and natural screening.
• 7.4.4 On balance, the proposal is considered to preserve the essential qualities of the Southern Uplands and Incised Slopes character areas, while delivering an overall environmental improvement through sensitive siting, enhanced planting, and reduced visual prominence. The development remains confined to the existing curtilage and does not result in encroachment into open countryside. These factors, together with material reuse and biodiversity enhancements, demonstrate that the scheme does not adversely affect the countryside for the purposes of EP1 and achieves an environmental betterment that satisfies STP 4 and GP2(f).
• 7.5 ENVIRONMENTAL PERFORMANCE

• 7.5.1 The environmental credentials of the proposed dwelling are assessed against Strategic

• Policy 1, Infrastructure Policy 5, and General Policy 2(n), which collectively seek to ensure that new development optimises resource efficiency, incorporates sustainable design measures, and reduces energy consumption. These policies emphasise the need for proposals to demonstrate how they will minimise environmental impact and contribute to the Island's climate change objectives.

• 7.5.2 The application is supported by an Energy Statement which outlines a comprehensive approach to achieving high thermal efficiency and low-carbon performance. The design adopts a 'fabric-first' strategy, incorporating enhanced insulation, airtight construction, and detailing to minimise thermal bridging. Large south-facing glazed areas are positioned to maximise passive solar gain, supplemented by natural ventilation strategies to reduce reliance on mechanical systems. These measures are expected to deliver a SAP rating of 97, significantly exceeding current regulatory standards and well above the Isle of Man average.
• 7.5.3 The proposed dwelling integrates renewable energy technologies, including an air source heat pump as the primary heating system, underfloor heating, and provision for solar thermal water heating. The scheme also benefits from an existing 14kW solar PV array on the adjacent barn, linked to battery storage and a hybrid inverter system, ensuring efficient on-site energy generation and storage. Additional sustainability features include rainwater harvesting,

• low-flow fittings, and provision for electric vehicle charging, aligning with the requirements of Infrastructure Policy 5 and supporting the Island's transition to low-carbon transport.
• 7.5.4 The applicants note that construction practices will prioritise the use of locally sourced and recycled materials, together with timber from sustainable sources, reducing embodied carbon and supporting circular economy principles. The reuse of stone and slate from the demolished dwelling further reinforces this approach, minimising waste and maintaining local distinctiveness. These measures collectively demonstrate compliance with Strategic Policy 1 and General Policy 2(n), ensuring that the development makes a positive contribution to environmental sustainability.
• 7.5.5 On balance, the proposal is considered to deliver a high standard of environmental performance, combining energy efficiency, renewable energy integration, and sustainable construction practices. The scheme therefore accords with STP 1, IP 5, and GP2(n).
• 7.6 BIODIVERSITY AND ECOLOGY

• 7.6.1 In terms of potential impacts on biodiversity, it is worth noting that assessment falls under Environment Policies 4 and 5 and General Policy 2(d), which collectively require that development proposals avoid harm to habitats and species and incorporate appropriate mitigation where impacts cannot be avoided.
• 7.6.2 The site includes garden areas, hedgerows, and a pond, contributing to local habitat diversity. A section of hedgerow is proposed for removal to facilitate access improvements, but this would be offset through new native planting along the eastern boundary and additional tree planting within the site. The DEFA Ecosystem Policy Team has confirmed that, subject to condition, the landscaping strategy would deliver ecological betterment, noting that a five-year replacement clause for failed planting would ensure long-term habitat continuity and compliance with Environment Policy 5.
• 7.6.3 The applicant also proposes to restore the pond as a wildlife feature, repositioning it within the garden and clearing it to support natural planting and species habitation. On this matter, DEFA Biodiversity has advised that clearance should be timed for September or early October to avoid harm to amphibians and invertebrates, with vegetation retained where possible and any replacement phased over two years. They also advise that lighting around the pond should be avoided to prevent disturbance to nocturnal species.
• 7.6.4 Further to the above, the demolition of the existing dwelling will result in the loss of a house martin nest identified under the eaves. To mitigate this, the applicant has committed to installing artificial nest cups on the new dwelling, with final details to be secured by condition. This contributes to species protection and habitat continuity in line with Strategic Plan objectives.
• 7.6.5 Taken together, the ecological enhancements proposed, alongside the conditions recommended by the DEFA Ecosystem Policy Team, are considered sufficient to ensure that biodiversity is protected and improved as part of the development. These matters are material to the planning assessment insofar as they relate to Strategic Plan policy, and the suggested conditions are necessary to secure the applicant's stated intent and deliver the ecological outcomes envisaged.

- 7.7 ACCESS AND PARKING

• 7.7.1 Access to the site is via an existing private lane shared with the neighbouring property, The Cottage. No changes are proposed to the access point or its alignment, and the submitted plans confirm continued use of the established route. The Department of Infrastructure's Highways Drainage section has reviewed the proposal and, following clarification, raised no objection, confirming that surface water runoff would not discharge onto the public highway.

• This satisfies the requirements of Transport Policy 4, which seeks to ensure that development does not compromise highway safety.
• 7.7.2 Parking provision is stated to accommodate six vehicles, although the designated parking area lies outside the red line boundary of the application site. While this arrangement is not uncommon in rural contexts, it relies on continued availability within the applicant's wider landholding. Provided this is maintained, the proposal would meet the expectations of Transport Policy 7 and General Policy 2(i), which require appropriate parking provision relative to the scale and nature of the development.
• 7.7.3 No concerns have been raised regarding visibility, manoeuvrability, or access width, and the existing arrangement is considered sufficient to accommodate residential use without adverse impact. The proposal therefore meets the relevant transport and general development policies.

- 8.0 CONCLUSION

8.1 The proposal seeks the replacement of an existing dwelling in the countryside and has been assessed against the relevant Strategic Plan policies. The principle of development is acceptable under Housing Policy 12 and General Policy 3, as the existing building retains its residential use and is not of sufficient architectural or historic interest to warrant retention. The replacement dwelling complies with Housing Policy 14 in terms of siting and scale, with a modest increase in footprint and floor area well within policy thresholds.

8.2 While the design does not fully achieve the high-quality contemporary architecture envisaged by Housing Policy 14 or the traditional vernacular principles of Planning Circular 3/91, it represents a clear improvement over the existing dwelling through reduced ridge height, improved massing, material reuse, and enhanced landscape integration. These factors, combined with strong sustainability credentials, justify acceptance under Housing Policy 14 and Strategic Policy 5, notwithstanding the departure from some design principles. - 8.3 The scheme also delivers environmental betterment through energy efficiency, biodiversity enhancements, and landscape integration, aligning with Strategic Policy 1, General

• Policy 2 (n), and Environment Policies 4 and 5. Access and parking arrangements are satisfactory and meet Transport Policies 4 and 7 and General Policy 2(h-i). On balance, although the proposal does not fully comply with all relevant design policies, it is considered acceptable overall as it meets the Strategic Plan's objectives for environmental betterment, sustainability, and landscape integration, and satisfies Housing Policy 12 and the siting and scale requirements of Housing Policy 14.

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:

• 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.

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):

• 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.

9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made: Permitted Date: 24.11.2025 Signed : Mr Paul Visigah Presenting Officer

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