**Document:** Planning Statement
**Application:** 25/91181/B — Erection of two storey extension to northeast elevation
**Decision:**
**Decision Date:**
**Parish:** Patrick
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/130597-patrick-ballnalargy-cottage-dalby-extension-erection/documents/1591564

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# Planning Statement

Two Storey Extension & alterations at Ballnalargy Cottage Dalby Road, Dalby IM5 3BP

|DESIGN STATEMENT – VERSION 2|
|---|

Job No. 7307

Prepared by: Damien Dowling MCIAT

Chartered Architectural Technologist

## December 2025

## Contents:

1.0 History
2.0 Introduction
3.0 Site Location & Surroundings
4.0 Existing Property & Photographs
5.0 Proposal
6.0 Summary

### 1.0 History

The applicant’s property was the subject of a very recent planning application - 25/90660/B, which was refused in September 2025 by the determining officer for two reasons:

- Reason 1 – “By virtue of its scale and modern design, particularly in respect of the dormer, the size and shape of the windows and the cladding finish on the front elevation, the proposed extension would be incongruous with the appearance of the existing cottage, eroding its symmetry and dominating and detracting from its traditional, distinctive form. Thus it would cause harm to the character and appearance of the site and surrounding Area of High Landscape or Coastal Value and Scenic Significance, contrary to General Policy 2(b) and (c), Environment Policy 2 and Housing Policy 15 of the Strategic Plan 2016. It would also conflict with the advice on extensions provided in the Residential Design Guide 2021.”
- Reason 2 – “The proposed extension would significantly reduce the space available on the site for manoeuvring vehicles, particularly if three cars are parked along the frontage as shown on the proposed plans. This would increase the risk of vehicles reversing down the steep and narrow driveway and onto the highway, to the detriment of highway safety. This would be contrary to General Policy 2(h) and (i) of the Strategic Plan 2016.”

Although we initially held a different view from the planning officer, we have carefully considered their feedback and revised the project brief accordingly. Design Statement – Version 2 outlines the concessions made by the clients and the amendments incorporated into the proposal. These changes represent a significant amendment on the previous submission and directly address the reasons for refusal identified in the earlier decision.

### 2.0 Introduction

This Design Statement outlines the proposed two-storey extension to Ballnalargy Cottage and explains the design approach adopted by Damien James Design. The proposal has been revised following the previous planning refusal to address concerns raised by the determining officer.

The clients wish to enhance their existing home by creating additional living space and maximizing views of the surrounding landscape. The property, a traditional Manx stone cottage, is relatively compact, and the proposed extension will allow the family to remain in situ while improving functionality and comfort.

In addition to spatial improvements, the design incorporates sustainability measures, including replacing the oil-fired boiler with an electric system, installing photovoltaic panels with battery storage and providing an electric vehicle charging point. These elements, deemed permitted development, support the clients’ commitment to reducing reliance on fossil fuels.

### 3.00 Site Location & Surroundings

Ballnalargy Cottage occupies a site on the landward side of Dalby Road A27, in the Parish of Patrick at an approximate midpoint between Glen Maye and Dalby

The site is indicated on the location plan issued at a scale of 1:1250. The site plan issued is shown at a scale of 1:500.

The application site covers approximately 1,188 m² (0.293 of an Acre or 0.1188 Hectare).

Vehicular and pedestrian access to the property is via an existing concrete drive from Dalby Road. This access also serves a residential dwelling known as Ballnalargy Bungalow which is adjacent to Dalby Road and then as the driveway rises to its end there is a gated access to a residential property known a Gulls Way Barn, a barn conversion project (PA 16/00061/B).

Within the site there is currently parking provision for a least five family saloon cars with generous space between with predominately concrete and some stone hard standing to the front, rear and extensively to the side of the property. From the front of the Cottage a mature grass lawn rolls down from the property.

With the site being located on higher ground, it provides views to the Irish Sea and landscape views including those towards Slieau Whallian.

### 4.00 Existing Property & Photographs

It was assumed that the original house had the proportion and form that followed the regular pattern that is typical on the Island. Although after completing a measured survey of the property we can confirm that the footprint is slightly less than the more common external plan dimensions.

The foot print of the house is 10.5 x 5.46m. As a two-storey property we therefore have a total external area of 88.8 square metres (excludes very small entrance porch - 1.72 m²). Referring to the guidance set out within the document, ‘Guide to the Design of Residential Development in the Countryside’, Planning Circular 3/91, which states the following:

“The proportion and form of country houses follow common patterns. The typical dwelling takes the form of a double cube volume topped by a steep pitch roof with gable ends.

With these proportions and using the normal present day ceiling height of 2.5m, a two storey building gives an external plan dimension of 11.0m x 5.5m and will accommodate some 100 square metres of floor space.”

Using these typical dimensions of 11.0m x 5.5m and as a two-storey property we have a typical total external area of 121.0 m². Therefore, the existing house is approximately 6% less than that is the more common.

However, with the expected thickness of masonry walls and because some of the gable masonry walls are rather thicker than expected we have a reduced Gross Internal Area (GIA) enclosed by the internal face of the walls including both useable and non-useable spaces like internal walls, the porch, the hall and the first floor landing calculated at approximately only 71.6m².

The cottage has had no extensions and for many years was derelict up to the late 1990’s.

The internal accommodation is accessed via the small porch leading directly to a small hall with a door to the kitchen and a door to the lounge. Stairs rise to the first floor providing access to two bedrooms and a bathroom. The floor to ceiling heights in the ground floor accommodation to the kitchen and lounge is only approximately 2.05m. The Cottage has the benefit of a wood burner in the lounge and existing oil fired central heating.

#### Photograph 1 - The rear and gable elevation of the Cottage with a large area of concretehardstanding on the right-hand side with a vehicular access drive leading down to DalbyRoad.

![A scenic photograph of a stone building situated on a grassy slope overlooking the sea at sunset.](https://images.planningportal.im/2025/12/7253527.jpg)

![A photograph showing a detached stone house situated in a rural landscape with green fields and a driveway.](https://images.planningportal.im/2025/12/7253528.jpg)

- Photograph 1 - Credit: Photograph by Garforth Gray Estate Agents
- Photograph 2 - The front elevation of the Cottage with a large area of concrete hardstanding to the left side gable.

##### Photograph 2 - Credit: Photograph by Garforth Gray Estate Agents

#### Photograph 3 - The gable elevation of the Cottage with a large area of concrete hardstandingin the foreground. The ground falls from the left corner down to the front corner of the with alevel difference of approximately 0.6m.

![A photograph showing a detached stone building with a prominent chimney stack, situated in a rural coastal setting with a view of the sea in the background.](https://images.planningportal.im/2025/12/7253530.png)

![Exterior photograph of a stone building with a concrete driveway and a view of the sea in the background.](https://images.planningportal.im/2025/12/7253531.jpg)

- Photograph 3
- Photograph 4 - The site of the proposed extension

##### Photograph 4

### 5.00 Proposal

Following our appointment, the brief was to design a two-storey extension with alterations to provide the following accommodation:

### Ground Floor

- • New kitchen/dining/family space, incorporating a structural opening of approximately 4.8m and partial removal of the central chimney breast (up to ceiling level) and adjacent stone recesses.
- • New entrance hall to the rear, incorporating utility space and a separate WC.

### First Floor

• Primary ensuite bedroom accessed via a new corridor through a structural opening in the gable wall. This adjustment required a reduction in the size of Bedroom 2.

### Parking

• Provision for a minimum of two parking spaces in accordance with Transport Policy 7 (see Access Statement).

Design Principles The extension has been designed to maximize natural light and views while respecting the proportions of the existing cottage. The width of the extension is slightly less than the existing gable, ensuring visual harmony.

### External Elevations

- • Front elevation to be finished in sand and cement or specialist render with exteriorgrade paint, likely white, consistent with traditional vernacular.
- • Roof to be natural slate with angled ridge tiles and GRP dry verge, matching the existing roof. The original chimney stack and pots will remain to preserve symmetry.

### Fenestration

- • Dormer window and oversized ground floor window removed to maintain consistent eaves height.
- • Revised layout includes three windows on each floor, proportionally aligned with existing fenestration.

### Sustainability Measures

- • Installation of photovoltaic panels, battery storage, and EV charging point (permitted development).
- • Replacement of oil-fired boiler with electric system to reduce reliance on fossil fuels.

- 6.00 Summary

The proposed extension has been designed using modern, highly insulated materials and energy-efficient systems while respecting the traditional form and character of rural Manx buildings. If approved, the two-storey extension will provide improved living accommodation, enabling the family to remain in their home and meet future needs. The extension will contribute positively to the Island’s housing stock by combining traditional aesthetics with modern sustainability measures.

Existing and proposed floor areas are as follows:

|Description|Ground Floor|First Floor|Total|
|---|---|---|---|
|Existing Cottage|59.0 m²|57.3 m²|116.3 m²|
|Proposed Extension|38.7 m²|38.7 m²|77.4 m²|

This represents an increase of approximately 66.5%, marginally over the standard 50% permissible.

Housing Policy 15 states that extensions to traditionally styled properties in the countryside should respect the proportion, form, and appearance of the existing building, and that extensions exceeding 50% will only be permitted in exceptional circumstances. The proposed design meets these criteria by maintaining visual harmony, preserving the original building’s symmetry, and incorporating sustainability measures that significantly improve energy efficiency.

## Justification for Increase

- • The existing cottage is significantly smaller than typical rural dwellings, with a gross external area of 116.3 m² compared to the common standard of approximately 121 m² for similar two-storey properties. The internal usable space is only 71.6 m², which is below modern living standards for a family home.
- • The extension is essential to provide functional accommodation (kitchen/dining/family space, utility, WC, and primary ensuite bedroom) without relocating the family.

- • The design respects the traditional vernacular through sympathetic materials and proportions, while delivering sustainability benefits such as photovoltaic panels, battery storage, and an EV charging point.
- • The site accommodates parking and manoeuvrability without encroaching on garden areas, preserving the rural character and complying with Transport Policy 7.

For these reasons, the proposal represents a case where, on the balance of all considerations, an extension just exceeding 50% should be permitted.

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/130597-patrick-ballnalargy-cottage-dalby-extension-erection/documents/1591564*