29 July 2020 · Planning Committee
Ballagarey Nurseries, Greeba Avenue, Glen Vine, Isle Of Man, IM4 4ed
The proposal involves building seven detached dwellings (six two-storey houses and one bungalow) with integral garages on the site of former nurseries and an adjacent field, including new estate roads linking to the adjacent approved Ballabeg development, drainage connections, and extensive landscaping with native plan…
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The officer assessed the proposal against General Policy 2 criteria, finding the principle of residential development acceptable as the site is zoned residential under the 1982 Plan and reinstated as …
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design/landscaping, not adversely affect character/amenity/highway safety. Officer assessed compliance via Residential Design Guidance metrics (20m separation, 25deg outlook), found impacts acceptable despite tree loss, with mitigation planting and conditions.
Environment Policy 3
Protects trees. Loss of Category B/C trees and 975sqm canopy accepted as low quality/many causing access issues (per DEFA Arborist); mitigated by extensive native planting scheme (field maple, hawthorn etc.) conditioned for implementation.
Environment Policy 4
Protects ecology. Potential bat roosts, birds (starling/song thrush Red List), frogs addressed via Protected Species Report; conditions require full implementation plus bat/starling boxes, bee bricks, lighting plan minimising bat impact, native planting for no net loss.
Housing Policy 5
Requires 25% affordable housing for 8+ dwellings. 7 dwellings below threshold; sites separate from adjacent Ballabeg (different ownerships/approvals), so no requirement on-site or commuted sum.
Recreation Policy 3
Requires POS for 10+ dwellings. 7 dwellings below threshold; site near existing POS, includes amenity landscaping assigned to plots.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Visibility splays
Prior to the occupation of any dwelling within the development, the developer shall provide the visibility splays shown in plan ITB15248-GA-001 and these shall be retained as such thereafter.
Car parking
Prior to the first occupation of any dwelling the respective car parking as shown in the approved plans shall be provided and remain as such for the duration of occupation of the approved development.
Protected Species Report
The recommendations of the Protected Species Report February 2020 must be implemented in full.
Ecological details approval
Prior to the undertaking of any built development, the applicant must have had approved in writing by the Department: i. a lighting plan... ii. the location and design of at least two starling nest boxes iii. the design and location of at least two bat boxes... iv. the design and location of a bee brick in each proposed dwelling v. an amended planting scheme which incorporates native species... and the development must be undertaken in accordance with these approved details.
Landscaping implementation
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
No objection subject to conditions for visibility splays and car parking prior to occupation
No objection to tree removal; adequate mitigation planting; tree protection plan acceptable
Development to accord with Protected Species Report; additional bat/starling boxes, lighting plan, native planting
Supports proposed new tree planting scheme as mitigation for trees lost
