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Application No.: 25/90965/B Applicant: Mrs Julie Walker Proposal: Alteration to roof, installation of roof lights and application of stone cladding and render bands to north wing, alteration to external doors and fenestration to west and north elevations Site Address: Corlea Farm Corlea Road Ballasalla Isle Of Man IM9 3BA Planning Officer: Vanessa Porter Photo Taken: 13.11.2025 Site Visit: 13.11.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 05.03.2026 Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
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.
It is deemed that the proposal would fit within the overall aims of Housing Policy 15, and would be in line with General Policy 2, Environment Policy 1, Strategic Policy 4, and Planning Policy Statement 3/91. As such the proposal is recommended for approval.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 30th October 2025;
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Malew Parish Commissioners - No objection Officer’s Report THE APPLICATION SITE
1.1 The application site is the residential curtilage of Corlea Farm House, Corlea Road Ballasalla. The property sits to the south of the highway of Corlea Road (B39) and is set back by approx. 80m and a lower level than the highway.
1.2 The existing dwellinghouse is characterised by a traditional Manx Stone dwellinghouse, at two stories in height with a pitch tiled roof with a large porch to the front and a sun lounge to the south. The orientation of the property places the traditional front elevation facing west. To the rear is a two story extension that is narrower than the width of the dwellinghouse and extends out approx. 23m and is two stories high with the internal room orientations facing south. The dwelling occupies an existing external ground floor area of 472 sqm, and first floor area of 215 sqm. Total 687sqm. The highest part of the built form is the existing dwelling house and is approx. 7.4m to the ridge of the main dwelling house. Attached to the extended dwellinghouse is a larger single storey extension that houses a swimming pool, spa area that measurers approx. 21m x 11m.
1.3 The dwellinghouse sits amongst a collection of other, mainly rural buildings, some of traditional Manx stone construction (now converted to tourist uses) and the majority of the remaining are more agricultural single storey in their appearance with a separate horse stabling building with adjacent riding arena.
1.4 To the west of the dwelling house (approx. 100m) sits a larger detached two story dwellinghouse, with detached garaging and stables. This property is a new build gaining consent in 2015 as a replacement dwelling under 14/01385/REM. The design approach here is relatively contemporary. THE PROPOSAL
2.1 The current planning application seeks approval for the following but not exclusive list;
3.1 The site situated within the red line has had the following applications which are relevant to the assessment of the application; PA25/90110/B - Replacement of portion of existing dwelling, conversion of integral swimming pool annex to ancillary accommodation, erection of detached garage and erection of 16 PV solar panels - Refused for the following reasoning; "The proposed replacement dwelling, due to its size and scale, is not sympathetic to the rural character of the area and is considered over-development with an adverse visual impact that affects the character of the setting contrary to Housing Policy 14 and Environmental Policy 1 of the IOM Strategic Plan 2016."
3.2 The following applications are situated within the immediate area within the blue line, but not a complete list and deemed relevant;
23/01022/B - Enlargement of horse riding arena and change of use of fields 435361 and 435344 from agricultural to equestrian. Approved. 21/01474/MCH - Minor Change application to PA 21/00420/B involving alterations to approved windows and roof windows. Approved. 21/00420/B - Conversion of existing farm buildings into 2 tourist accommodation units. Approved. 20/01398/B - Conversion of redundant farm buildings into 3 Tourist Accommodation Units.
Refused. 13/00506/B - Creation of new vehicular access and driveway to farm 05/02077/B - Erection of a stable block. Approved. 04/00219/B - Extension to dwelling to provide indoor pool, office and additional living
accommodation and erection of an agricultural building to replace existing - Permitted PLANNING POLICY
4.1 The site lies within an area zoned as "not for development" on the Area Plan for the South. The site is not situated within a Conservation Area nor a Flood Risk Zone.
4.2 The key policies for this application are Housing Policy 15 due to the traditional elements of the property, which states (in full), "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)" and Housing Policy 16 due to the non-traditional parts of the property, which states (in full), "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."
4.3 There are a number of other relevant policies specific to this application, Strategic Policy 5 which seeks that new development should make a positive contribution to the environment of the Island, General Policy 2 sets out general development control standards in connection with the Residential Design Guidance, General Policy 3 states that development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan other than a number of stated exceptions, which do not include the extension of existing dwellings and Environment Policy 1 seeks to prevent development which would adversely affect the side other than in exceptional circumstances.
4.4 It's also relevant to note Environment Policy 22 which seeks that Development would not unacceptably harm the environment and/ or the amenity of nearby properties.
4.5 Other material considerations for this application is the Residential Design Guidance (2021) which, although focused on dwellings within settlements, does offer advice in relation to the impact on neighbours and also Planning Policy Statement 3/91 which provides guidance on the design of residential development in the countryside.
REPRESENTATIONS
5.1 The following representations can be found in full online, below is a short summery;
5.2 Malew Parish Commissioners have considered the application and state, "No Objection." (07.11.25)
5.3 The following consultees were consulted on the 31st October 2025 of which no response has been received at the time of this report;
PREAMBLE
6.1 It's noted that during the officers site visit that there were several works that had been done within the overall site without the benefit of Planning Permission, both the agent and applicant are aware of these works and an application for them will be forthcoming.
6.2 It's also noted that the works within this application will help facilitate the use of the swimming pool as additional living accommodation, whilst permission is not required for this change, it should be noted that no permission is given for the use of any part of the property separate from itself, and as such a condition should be attached to state this.
7.1 The dwelling as a whole already exists within the streetscene and as such the key consideration of this application is whether the proposed cladding and external works would result in a visual impact upon the existing building or the wider countryside.
7.2 Due to the location of the property, there are views awarded from further afield, specifically from the main Ballamodha Straight and the Corlea Road, whilst this is the case, it should be noted that not all elevations are seen and that the views would be fleating.
7.3 Within the countryside there is generally two types of finishes to traditional dwellings, painted render or stone work, the main proposal here is to stone clad the existing render to some elevations of the ex swimming pool. The removal of the render with stone work to match the existing dwelling will assist the dwelling in fitting more within the countryside and the property as a whole will be less noticeable from a distance.
7.4 Turning towards the other alterations proposed, they are all residential works which will not have an impact on the property as a whole. CONCLUSION 8.1 It is considered that the proposal would be suitably reflective of the character and appearance of the dwelling and will not give rise to any significant adverse impact upon the amenities of the area or the character of the original dwelling house.
8.2 As such it is deemed that the proposal would fit within the overall aims of Housing Policy 15, and would be in line with General Policy 2, Environment Policy 1, Strategic Policy 4, and Planning Policy Statement 3/91. As such the proposal is recommended for approval. 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:
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):
Infrastructure and the local authority for the area;
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: 10.03.2026 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
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