12 September 2025 · Delegated
Ballnalargy Cottage, Dalby, Isle Of Man, IM5 3bp
This application sought permission to erect a side extension to Ballnalargy Cottage, a detached Manx stone cottage on Dalby Road, Dalby, Isle of Man. The cottage has a pitched slate roof, gable ends, chimney stacks, and an almost symmetrical front elevation, and sits within an Area of High Landscape or Coastal Value and Scenic Significance. The Department of Environment, Food and Agriculture refused the application on 12 September 2025, in line with the officer's recommendation. The proposed extension was found to be out of keeping with the cottage's traditional character due to its scale, modern dormer, window design, and cladding, which would erode the building's symmetry and detract from its distinctive form. A second reason for refusal concerned highway safety. The extension would reduce the space available for vehicles to turn on site, making it more likely that cars would need to reverse down the steep and narrow shared driveway onto the public road.
The application was refused on two grounds. First, the scale and modern design of the proposed extension — including the dormer, window shapes, and cladding — would clash with the traditional, near-symmetrical appearance of the Manx stone cottage and harm the character of the surrounding Area of High Landscape or Coastal Value and Scenic Significance. Second, the extension would reduce the space available for vehicles to manoeuvre on site, increasing the risk of cars reversing down the steep, narrow shared driveway onto the public highway.
Refusal Reasons
General Policy 2
respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings
General Policy 2
not affect adversely the character of the surrounding landscape or townscape
Environment Policy 2
landscape character is the most important consideration in Areas of High Landscape or Coastal Value and Scenic Significance
d/Governor 's Road junction. Any future applications will be considered on their merits taking into account the proposals set out in this plan and the Strategic Plan (see Maps 3 and 6). Natural Environment Proposal 2 (Green Gap) Between the settlements of Douglas and Onchan in the area straddling Blackberry Lane, development which would erode the separation and detract from the openness between the settlements will not normally be supported. Applications may be considered favourably if reason for an exception can be demonstrated in line with General Policy 3(g). Laxey and Baldrine - Encroaching ribbon development along the A2 C oast Road which connects Laxey and Baldrine has the potential to connect the two settlements. At present this area largely retains its sense of being in the open countryside with clear sea views. Additionally, services for networked water supply and other essential utilities would be difficult to provide for additional development in this area (see Maps 3, 7 and 9). Natural Environment Proposal 3 (Green Gap) Between the settlements of Laxey and Baldrine, development which would erode the separation and detract from the openness between the settlements will not be supported. Glen Vine and Crosby - These two settlements, although proximate in location, are separate and distinct in many ways. Consultation has clearly demonstrated this through the views expressed during the stages of plan development. In cases such as this, the breaks in the urban fabric and the features of nature which provide a sense of openness should be protected from development which would erode this (see Maps 3 and 10). Natural Environment Proposal 4 (Green Gap) Between the settlements of Glen Vine and Crosby, development which would erode the separation and detract from the openness between the settlements is unlikely to be supported. Douglas, Union Mills and Strang (see Maps 3, 4 and 8) Natural Environment Proposal 5 (Green Gap) Between the settlements of and Douglas, Union Mills and Strang, development which would erode the separation and detract from the openness between the settlements is unlikely to be supported. The Upland Environment The Manx Uplands are an iconic part of our landscape and heritage. Reference to the 'sweet mountain air' and 'green hills and rocks' are enshrined in our national anthem and the colours of the heather and gorse are woven into the very fabric of Manx tartan. The hills are a place of great beauty, yet for some they are also a place to work and for others a place to exercise or simply enjoy open space. Our Uplands are also home to plants and animals that whilst familiar to us, are rare and impor tant in a global and European context. Furthermore, the uplands are a rich repository of cultural and archaeological remains, which are sensitive to change and can easily be damaged by inappropriate development. Production of food is an important and obvi ous function of hill land. But surprisingly, the Manx hills provide everyday functions that most people take for granted. Peatlands, which cover most of our hills reduce the impacts of climate change by locking up carbon dioxide, collect and filter our drinking water and slow the passage of rainfall into streams and rivers, thus reducing downstream flood risk. These multiple uses are of great benefit to the economy of the Isle of Man and the well - being of its people. It is important that the hills continue to provide these benefits long into the future. Ensuring sustainable management of such a wide range of uses to the satisfaction of all interested parties whilst retaining functions essential to the well -being of the Isle of Man is of paramount importance. The Isle of Man Government is the owner and landlord for the majority of the Uplands in the East region and is therefore in a position to implement policy which will deliver the optimum range of ecosystem services. Appropriate and positive Upland management such as controlled rotational burning/cutting of heather and low intensity grazing helps to reduce the fuel load of the hill, provides firebreaks and reduces the risk of unplanned wildfires that further protects the biodiversity of the site, but also the vast amounts of carbon locked away in the peat soils. The majority of this work is carried out by The Department of Environment, Food & Agriculture's grazing and shooting tenants. The Manx Uplands are critically important from a habitat and biodiversity perspective. The hills in the East support a significant number of breeding hen harriers; however, other native Upland breeding birds such as curlew and red grouse have suffered severe declines in recent decades and as such are of high conservation concern. Strict control of access and recreational activity on vulnerable soils should be implemented to reduce soil erosion and subsequent carbon loss. Curlew and hen harriers are recognised as an internationally important species, while (within the EU) upland heather moorland is designated
Housing Policy 15
alteration or extension of traditionally styled properties in the countryside will normally only be approved where they respect the proportion, form and appearance of the property and measure less than 50% of the existing floor space
Housing Policy 15: 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).
General Policy 2
provide satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space
General Policy 2
not have an unacceptable effect on road safety or traffic flows on the local highways
