Officer Report

Application No.: 25/90271/B Applicant: John And Fiona Anderson Proposal: Erection of single-storey extension Site Address: The Lost House Knockaloe Beg Farm Knockaloe Beg Lane Patrick Isle Of Man IM5 3AQ Planning Officer: Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.07.2025 _________________________________________________________________

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 floor development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall be carried out strictly in accordance with the approved details and retained as such thereafter.

Reason: To ensure that the development is carried out to the highest standards of materials, in the interests of the appearance of the development and the visual amenities of the area. This application has been recommended for approval for the following reason.

The proposed development complies with Housing Policy 15, which supports extensions that respect the proportion, form, and appearance of traditionally styled countryside dwellings. While the flat roof departs from traditional roof forms, the extension's scale, rendered finish, and fenestration ensure a coherent and subordinate relationship with the host building. The scheme also aligns with Environment Policy 2, integrating into the rural landscape without detriment to its character or quality. No adverse impacts are identified in relation to highway safety, neighbouring amenity, or parking, in accordance with General Policy 2. The design approach is broadly consistent with the principles set out in Planning Circular 3/91, and the proposal is therefore considered acceptable on policy grounds.

Plans/Drawings/Information;

This decision relates to the following drawings and documents:

• o DWG. LH3 - Parapet Section (dated 21 July 2025)
• o DWG. LH2 - Gutter Details (dated 12 March 2025)
• o DWG. LH1 Rev B - Proposed Elevations, Section and Roof Plan (dated 21 July 2025)
• o DWG. WL/08/1082/2C - Existing Plans and Elevations (dated 26 March 2025)
• o Existing and Proposed Site Plan (dated 26 March 2025)
• o Location Plan (dated 26 March 2025)
• o Roof Light Information (dated 26 March 2025) _________________________________________________________________

Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection

_________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The site is part of the curtilage of Knockaloe Beg Farmhouse, which is part of the holding of Knockaloe Beg Farm which sits to the west of the A27 coastal road which links Peel with Glen Maye. The site accommodates a range of buildings - a farmhouse which provides permanent residential and tourist accommodation, agricultural buildings and buildings which have been converted from agricultural to tourist and café uses. Permission has also been granted for the installation of glamping pods and a camp site. - 1.2 The dwelling sits along a long farm lane (Knockaloe Beg) which branches off the A27 coastal road and measures about 740m from the A27 to the farmhouse. The lane also serves Nos. 1 - 3 Knockaloe Beg which sits about 135m northwest of the farmhouse. The farmhouse and its neighbours are screened from views along the A27 dues to the mature woodland which makes up the land area north of Knockaloe Beg stretching almost 800m north of the Knockaloe Beg junction with the A27.

2.0 THE PROPOSAL - 2.1 Planning approval is sought for the Erection of single-storey extension on the northwest elevation of the form house. This extension would sit alongside the pitch roofed single storey extension which sits on the north elevation of this dwelling and serves the study. The extension would measure 5.2m long, be 400m wide matching the width of the study, and be 2.6m from the ground level to the top of its flat roof. A hipped roofed rooflight measuring 1.5m x 2m and about 500mm tall will sit centralised on its flat roof. A parapet sitting about 550mm above the position of the roof level would enclose the new flat roof. This parapet would have parapet spacers along the upper section. - 2.2 The external walls of the extension would be finished in painted render similar to the finish of the main dwelling house. The roof would be finished in rubberised covering, with new double-glazed wooded casement windows also installed in new fenestrations. - 2.3 The applicants have indicated that the new extension would add a 19sqm dining room to serve their elderly parents. They state that the extension will have a level access with the current sitting room and give more room for manoeuvre around the area with walking aids. - 2.4 No trees or mature landscaping will be removed to facilitate the development. The new extension will be connected to existing sewer and surface water systems.

- 3.0 PLANNING POLICY

3.1 Site Specific:

• 3.1.1 The site lies within an area designated on the 1982 Development Plan as not for a particular purpose and within an area of High Landscape Value and Scenic or Coastal Significance. The site is not within a Conservation Area or Registered Tree Area, and there are no registered trees on site. The site is also not prone to flood risks.

3.2 National: STRATEGIC PLAN (2016)

• 3.2.1 The Strategic Plan stipulates a general presumption against development in areas which are not designated for a particular purpose and where the protection of the countryside is of paramount importance (EP 1 and GP3). Greater protection is also given to sites within Areas of High Landscape or Coastal Value and Scenic Significance within Environment Policy 2, where the protection of the character of the landscape is the most important consideration unless it can be shown that the scheme meets two exceptions which border on the level of harm to the character and quality of the landscape or that the location for the development is essential. Given that there is an existing dwelling on the site, it is relevant to consider Housing Policy 15 which makes provision for extensions or alterations to traditional properties in the countryside.

• 3.2.2 Other Relevant Strategic Plan Policies:

• 1. General Policy 3 - Sets out 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 2 - Requires that within AHLV the protection of the character of the landscape will be the most important consideration unless considerations certain conditions are met.
• 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 5 - Design and visual impact
• 8. Spatial Policy 5 - Development in the countryside will only be permitted in accordance with General Policy 3.
• 9. Paragraph 8.12.2 states: "Extensions to properties in the countryside 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."

3.3 Area: AREA PLAN FOR THE NORTH AND WEST

• 3.3.1 It must be noted that at the time of writing, the Draft Area Plan for the North and West is not formally adopted and is only, at this stage, a broad direction of how planning policy is reviewing the areas. Their proposals can still be challenged at a public enquiry where an inspector could reach a different opinion to the drafts. The final draft would also need to be ratified by COMIN. This means that the 1982 development plan remains the correct land use designation, and no material weight is given to the Draft Area Plan for the North and West.
• 4.0 OTHER MATERIAL CONSIDERATIONS

4.1 Planning Policy Statement 3/91 which provides guidance on the design of residential development in the countryside.

• 4.1.1 Policy 3 states:

• "The shape of small and medium sized new dwellings should follow the size and pattern of the traditional farmhouse. They should be rectangular in plan, and simple in form. Extensions to existing buildings should maintain the character of the original form".
• 4.1.2 Policy 4 states: "External finishes are expected to be selected from a limited range of traditional materials". The supporting texts to policy 4 states that "Modern construction and materials may be used to achieve a similar external appearance".
• 4.1.3 Policy 5 sates: "Doors and windows together with their size and relationship with each other and the wall face should follow traditional rural forms."

4.2 Residential Design Guide (2021)

• 4.2.1 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. Section 3.1 deals with Local Distinctiveness, 4.0 on Householder Extensions, while Section 7.0 deals with Impact on Neighbouring Properties.

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

• 4.3.1 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.

- 5.0 PLANNING HISTORY

5.1 The application site has been the subject of several planning applications, one of which is considered to be materially relevant to the current application.

1. PA 08/01066/B for Alterations and erection of extensions to provide ancillary living accommodation. This application was approved by the Planning Committee on 10.10.2008 .The proposed single storey extension would sit beside the single storey element of this extension and extend from it.

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

6.1 DOI Highways Division have no interest (07 Apr 2025).

6.2 Patrick Parish Commissioners have not commented on the application although they were consulted on 23 April 2025. - 6.3 No comments have been received from neighbouring properties.

- 7.0 ASSESSMENT

7.1 The fundamental issues to consider in the assessment this application is the visual impact of the proposed development on the existing farmhouse and wider surroundings (HP 15, GP 2, GP 3 & EP 2, & PC 3/91).

7.2 The scheme does not propose any alterations to the means of access to the site or parking provisions within the site. As such, it is not considered that there would be any adverse impacts on parking or highway safety resulting from the proposal. - 7.3 There would be no adverse impacts on neighbouring amenity as the development would not introduce new window fenestrations at positions that would result in overlooking, although the single storey element of the proposal and the detached position of neighbouring

dwellings would ensure that the development does not have any impacts on neighbouring amenity.

- 7.4 DESIGN AND VISUAL IMPACT

• 7.4.1 The proposed single-storey extension is assessed against Housing Policy 15, which supports extensions to traditionally styled countryside dwellings where they respect the form, scale, and character of the host building. The extension adopts a flat roof form enclosed by a parapet wall, introducing a contemporary architectural element. However, its modest scale, simple rectangular footprint, and rendered finish, which matches the main farmhouse, ensure that it remains visually subordinate and well-integrated. The proposal is therefore considered to comply with the objectives of Policy 15.
• 7.4.2 Under Planning Circular 3/91, extensions to traditional dwellings are expected to reflect established roof forms and detailing. While the flat roof departs from the pitched roof typology typically encouraged, the design incorporates features that align with the Circular's broader design principles. These include a balanced fenestration pattern, restrained massing, and material consistency with the principal elevation. The use of a parapet wall is consistent with examples of acceptable flat-roofed extensions illustrated in the Residential Design Guide (RDG), which supports such treatments where they are well-proportioned and contextually appropriate. The proposal is therefore considered too broadly align with Policies 3, 4, and 5 of the Circular.
• 7.4.3 The extension's scale and siting ensure it remains clearly subordinate to the main dwelling. Its placement against the larger farmhouse, combined with the use of a rendered finish and low overall height, reduces its visual prominence. The presence of a pitched roof barn to the north provides additional screening, limiting visibility from public viewpoints and neighbouring properties.
• 7.4.4 Although the flat roof introduces a contemporary design language, the extension maintains a respectful relationship with the main dwelling. The parapet detailing provides a defined architectural edge, and the use of materials consistent with the main dwelling reinforces visual continuity. While the extension is located on the north elevation, where visibility from the surrounding countryside is more likely, its modest proportions, simple form, and contextual finish ensure it integrates appropriately with the existing building and its rural setting. The proposal is therefore considered to meet the aims of Environment Policy 2, by avoiding harm to landscape character or visual amenity.

- 8.0 CONCLUSION

8.1 The proposed single-storey extension is acceptable in terms of scale, design, and its relationship to the existing dwelling. The flat roof, enclosed by a parapet and finished in render to match the main farmhouse, ensures the extension remains subordinate and visually coherent. The proposal complies with Housing Policy 15 and broadly aligns with the design principles of Planning Circular 3/91, including proportion, simplicity, and material compatibility. It also satisfies Environment Policy 2, integrating into the rural setting without harming landscape character. There are no adverse impacts on highway safety, parking, or neighbouring amenity. The extension's siting, restrained form, and contextual design make it a suitable and policy-compliant addition to the site. - 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. _____________________________________________________________________________________________________

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: 22.07.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.