12 September 2025 · Delegated - Principal Planner (Chris Balmer)
Ballnalargy Cottage, Dalby, Isle Of Man, IM5 3bp
Ballnalargy Cottage is a compact, symmetrical detached Manx stone cottage with a pitched slate roof, gable ends, chimney stacks, and small windows, located in an Area of High Landscape or Coastal Value and Scenic Significance off Dalby Road.
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The officer concluded the extension's scale (66.5% floorspace increase, exceeding Housing Policy 15's 50% limit) and modern design features—particularly the front semi-dormer, large horizontally-propo…
General Policy 2
Requires development to respect site/surroundings in scale/form/design (b), not adversely affect landscape character (c), provide safe access/adequate manoeuvring/parking (h), and not harm road safety/traffic (i). Officer found proposal failed these due to incongruous design dominating cottage, harming landscape visibility, and reducing turning space on steep driveway increasing reversal risks.
Environment Policy 2
Landscape character is paramount in Areas of High Landscape or Coastal Value and Scenic Significance. Extension visible from Gulls Way Barn and fields would harm this character via dominant modern features on traditional cottage, despite not visible from road.
Housing Policy 15
Extensions to traditional countryside properties normally limited to <50% existing floorspace and must respect proportion/form/appearance. At 66.5% increase, proposal exceeded limit without exceptional justification, appearing non-subordinate and disruptive to cottage's compact scale.
Transport Policy 7
Requires two off-road parking spaces for dwellings. Proposal showed three tandem spaces but reduced manoeuvring around them on narrow frontage, likely forcing reversals contrary to safe access standards in Appendix 7.
A neighbouring property owner at Gull’s Way Barn submitted two representations objecting to the proposed side extension to Ballnalargy Cottage due to impacts on views, policy non-compliance, proximity to shared driveway, and highway safety.
Key concern: extension exceeds Housing Policy 15 maximum of 50% of original footprint
Gull’s Way Barn
Objection"Regretfully I am unable to support the proposed extension in its current form"; "This exceeds the recommended maximum in Housing Policy 15... Only exceptionally will permission be granted for extensions which measure more than 50%"; "The gable of the proposed extension is less than 700mm from a line taken from the edge of the gate to my property and a notional boundary to the shared driveway"; "The current proposal contravenes Housing Policy 15"
Conditions requested: construction method statement explaining how contractors would maintain 24/7 access and avoid damage to shared drain
