Loading document...
Application No.: 25/90992/B Applicant: Mr & Mrs Gavin Parry Proposal: Proposed alterations and extension to dwelling to create additional living accommodation. Site Address: 2 Clypse Mooar Cottages Clypse Moar Road Onchan Isle Of Man IM4 5BG Senior Planning Officer: Mrs Louise Phillips Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.02.2026 _________________________________________________________________
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.
Reason: In the interests of the character and appearance of the development and to ensure that the finished appearance of the development will enhance the character and visual amenities of the area.
This application has been recommended for approval for the following reason.
The proposed extension would not increase the externally measured floor area of the existing dwelling by more than 50%. It would not be harmful to the character and appearance of the host property or wider area; and it would not significantly increase the impact of the building as viewed by the public. It would therefore be acceptable in the countryside. The extension would not be detrimental to the living conditions of neighbouring occupiers, and it would have no other harmful effects. The proposed development would therefore comply with the relevant policies of the Development Plan.
Plans/Drawings/Information; This approval relates to the following drawings:
Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: o Onchan District Commissioners - No objection.
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application relates to a detached two storey dwelling with an attached single storey garage on the west side of Clypse Mooar Road to the west of Kerrowdhoo Reservoir. It is finished in white render beneath a slate roof, and gable ends are a feature of the property. It was constructed as a result of planning permission 19/00488/B along with a similar dwelling to the immediate south. These properties are surrounded by open land.
2.0 THE PROPOSAL - 2.1 The proposed development is an approximately "L-shaped" single storey extension to the north side and rear of the building, wrapping around the garage and attaching to an existing two storey projecting element at the back. The side extension would have a pitched roof with a slope and gable features to match those on the existing property, while the rear element would include a flat roof over the central section. A new chimney stack would be added to the flat roof. - 2.2 The walls would be finished in a combination of render to match the existing dwelling and natural cedar or larch timber cladding; and the pitched roof would be covered with slates. Windows and doors would match those used in the existing building.
3.0 PLANNING POLICY Site Specific - 3.1 The site is not within a Conservation Area and there are no Registered Buildings, Registered Trees or Registered Tree Areas in the vicinity. The site is not at risk of flooding.
3.7 General Policy 3 sets out the circumstances in which development might be appropriate in the countryside. Residential extensions are not listed. - 3.8 Housing Policy 15 states that 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). - 3.9 Housing Policy 16 states that 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.
5.1 19/00488/B: Erection of two detached dwellings with associated garages and field access gates. Permitted.
5.2 24/91027/B: Construction of rear extensions to form sunroom and utility room. Permitted. This application relates to the adjacent property to the south. - 6.0 REPRESENTATIONS
6.1 Onchan District Commissioners (3/12/25): "Recommend that the application be approved for planning purposes only". 6.2 The following organisations were consulted on 7/11/25 but, at the time this report was drafted, no comments had been received:
7.0 ASSESSMENT 7.1 The main issues are the principle of the proposed development in the countryside; its effect upon the character and appearance of the host dwelling and wider area; and its effect upon the living conditions of neighbouring residents to the south. Principle of Development in the Countryside
7.2 Whilst residential extensions are not listed as permissible forms of development in the countryside under General Policy 3 of the Strategic Plan, Housing Policies 15 and 16 do allow for such extensions subject to certain criteria. Housing Policy 15 applies to "existing traditionally styled properties" and, while the dwelling is quite new, it is nevertheless traditionally styled. This policy is therefore relevant. However, the extension to the neighbouring property to the south was considered under Housing Policy 16, presumably because the dwelling was new, and so regard will also be had to this policy.
7.3 The proposed extension would add to the existing externally measured floorspace of the dwelling by approximately 36% and would fall well within the 50% limit imposed by Housing Policy 15. In respect of proposed floorspace, the development would therefore be acceptable in principle. The remaining considerations of Housing Policies 15 and 16 essentially relate to the effect of the development upon the character and appearance of the host dwelling and wider area. This matter is considered below. Character and Appearance
7.2 The proposed extension would significantly increase the footprint of the dwelling and take the built form right up to the northern boundary of the curtilage. However, it would be of single storey height and include design elements to compliment the style of the existing property, including gable ends and mainly matching materials and fenestration. These features would ensure that the extension appeared both subordinate in scale and respectful of the form and design of the host building. - 7.3 Turning to the effect on the wider area, the northern boundary of the site adjoins an open field within the applicant's ownership which also extends behind the house. Therefore, the proposed extension would not look cramped despite it filling the space to the boundary. - 7.4 When viewed from the road, the only part of the extension which would be visible would be a small gable addition to the side of the garage. This would not be seen when looking from even a short distance to either the north or south given that the lane is narrow and flanked by earth banks and vegetation. The rear of the application site is visible when travelling south on the Mountain Road to the north-west on the stretch between Kate's Cottage and the Creg-Ny-Baa, but at this distance, it would be difficult to perceive the extension at all. Consequently, the extension would not be detrimental to the character and appearance of the surrounding countryside and it would not significantly increase the impact of the building as viewed by the public. - 7.5 Overall, therefore, the proposed development would comply with Strategic Policy 5; Environment Policy 1; General Policy 2 (b) (c) & (g); and Housing Policies 15 & 16 of the Strategic Plan. Living Conditions - 7.6 The proposed extension would be to the north side of the building where there is no neighbouring property. The existing two-storey projecting element at the back of the house would largely screen the extension from the neighbouring property to the south; and the only south facing window in the flat roofed section would be a good distance from the boundary. Therefore, the proposed development would have no significant effect on the living conditions of the neighbours to the south in respect of either loss of outlook or privacy. It would comply with General Policy 2 (g) of the Strategic Plan. Other Issues - 7.7 The proposed development would not have any implications for parking or highway safety; and no other concerns have been raised.
8.1 For the reasons given above, the proposed extension would not increase the externally measured floor area of the existing dwelling by more than 50%. It would not be harmful to the character and appearance of the host property or wider area; and it would not significantly increase the impact of the building as viewed by the public. It would therefore be acceptable in the countryside. The extension would not be detrimental to the living conditions of neighbouring residential occupiers, and it would have no other harmful effects. The proposed development would therefore comply with the relevant policies of the Development Plan and it is recommended for approval accordingly. - 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:
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):
I can confirm that this decision has been made by the Head of Development Management 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 : 18.02.2026 Determining Officer
Signed : S BUTLER Stephen Butler Head of Development Management
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.
Copyright in submitted documents remains with their authors. Request removal
