Planning Statement

Hartford Homes

Proposed Residential Development

Land at The Buchan School, Westhill, Castletown

Planning Statement

December 2025

Contents

• 1. Executive Summary ................................................................................. 3
• 2. Introduction .............................................................................................. 5
• 3. Site Location and Planning History .......................................................... 7
• 4. Development Proposals ........................................................................... 8
• 5. Planning Policy Context ......................................................................... 11
• 6. Economic Benefits ................................................................................. 20
• 7. Pre-Application Consultations ................................................................ 25
• 8. Planning Analysis................................................................................... 27
• 9. Summary and Conclusions .................................................................... 37

Appendix 1 – Correspondence relating to educational needs case

Statement Produced by: Delta Planning Cornwall Buildings 45 Newhall Street Birmingham B3 3QR www.deltaplanning.co.uk December 2025

1. Executive Summary

• 1.1. This statement has been prepared on behalf of Hartford Homes to support a full planning application for residential development of up to 85 dwellings together with public open space at the site of the former Buchan School, Arbory Road, Westhill, Castletown.
• 1.2. The application site comprises of the former Buchan School buildings and grounds which extends to approximately 5.18 hectares (gross) and is located to the west of Castletown. The former school campus comprises of a nursery and primary school buildings, extensive parking and other hard standing areas, and playing fields, together with an area of registered woodland (reference CT04). There are no Registered Buildings on the site.
• 1.3. The site is located in a highly accessible location situated immediately adjacent to an established residential area which is well-connected to the town by existing walking routes to local schools and facilities. The site can be reached by sustainable transport modes to reduce the need to travel by car as it is located on a bus route.
• 1.4. Within the adopted Area Plan for the South (2013) the application site is zoned as a Primary School as well as a Private Woodland area covering part of the eastern section. The Area Plan permits the redevelopment of the site for housing in circumstances where it becomes surplus to education needs under Community Facility Proposal 1.
• 1.5. The Buchan School has relocated off the site to the nearby King William’s College campus. The Department of Education, Sport and Culture has also confirmed that the land is surplus to education needs. The residential alternative use provided for under Community Facility Proposal 1 of the Area Plan is therefore engaged.
• 1.6. The proposals represents an opportunity to redevelop a vacant brownfield site within Castletown’s settlement boundary.
• 1.7. The proposed development of 85 homes provides a mix of house types and sizes, including 21 affordable homes. The scheme has been designed to be in keeping with the local area and minimise impacts on adjacent housing. The proposals also protect and retain the zoned woodland area which will form part of the proposed public open space.
• 1.8. The proposals will be constructed by Hartford Homes, the Islands premier house builder with a strong track record of delivery. The scheme will make a significant and immediate contribution towards the Islands housing delivery requirements

• as well as supporting the Isle of Man Economic Strategy. This is a significant material consideration that should also weigh in favour of the application.
• 1.9. The principle of the proposals is considered to be fully in accordance with the Development Plan on the basis that the application site comprises of a previously developed site within the settlement boundary of a Service Centre and in a highly sustainable location close to existing education provision and local shops and services. It therefore fully complies with the Strategic Plan Strategic Policies 1, 2 and 10, Spatial Policies 2 and 5, General Policy 2 and Housing Policy 4. Furthermore, given the site has been confirmed as surplus to requirements for education use, its redevelopment for housing complies with the spatial vision, land use zoning and Community Facility Proposal 1 of the Area Plan for the South.
• 1.10. Against this background of policy support and compliance with a series of detailed planning issues as outlined in this Planning Statement, we conclude that the scheme warrants support and should be granted planning permission

2. Introduction

• 2.1. This statement has been prepared on behalf of Hartford Homes Ltd to support a full planning application for residential development of up to 85 dwellings together with public open space at The Buchan School, Arbory Road, Westhill, Castletown.
• 2.2. This statement includes the following information:

• • Section 2 - Site description and planning history;
• • Section 3 - Details of proposed development;
• • Section 4 - Planning policy context;
• • Section 5 - Economic benefits;
• • Section 6 - Pre-application consultation;
• • Section 7 - Planning Analysis; and
• • Section 8 - Summary and conclusions

• 2.3. In addition to this Statement, the planning application is accompanied by the following documents:

• • Planning Application forms;
• • Document List;
• • Drawing List;
• • Architectural and landscape drawings package prepared by Hartford Homes and BCA Design Landscape Architectures;
• • Topographical Survey prepared by Hartford Homes;
• • Design Statement prepared by Hartford Homes;
• • Drainage Statement, Hydrology Statement and Drainage Layout Plans prepared by BB Consulting;
• • Ground Investigation prepared by BB Consulting;
• • Preliminary Ecology Appraisal and Bat Roost Surveys prepared by Ecology Vannin;

• • Landscape Strategy prepared by BCA Landscape Architecture;
• • Transport Assessment prepared by i-Transport;
• • Framework Travel Plan prepared by i-Transport;
• • Arboricultural Impact Assessment prepared by Manx Roots;
• • Tree Constraints, Tree Removal and Tree Protection Plans prepared by Manx Roots;
• • Heritage desk-based assessment prepared by RPS;
• • Public Consultation Report prepared by Hartford Homes;
• • Construction Environmental Management Plan prepared by Hartford Homes;
• • Construction Traffic Management Plan prepared by Hartford Homes;
• • Demolition and Earthworks Method Statement prepared by Hartford Homes; and
• • Schedule of Air Source Heat Pumps Statement prepared by Hartford Homes.

3. Site Location and Planning History

Site and Surrounding Area

• 3.1. The application site comprises of the existing Buchan School which extends to approximately 5.18 hectares (gross) and is located to the west of Castletown town centre. The school campus comprises of a nursery and primary school buildings, extensive car parking, hard standing, internal roads and playing fields, together with an area of registered woodland (reference CT04).
• 3.2. The application site is bounded by West Hill Avenue to the north, The Crofts to the east, Arbory Road to the south and a pathway to the west with a residential property and offices beyond.
• 3.3. The predominant land use in the surrounding area is residential with the exception of Castle Rushen High School which is located to the south beyond Arbory Road. The site is also within easy walking distance of the town centre.
• 3.4. There are no registered buildings within or immediately adjacent to the site and the site is also located outside of the Castletown Conservation Area. The only structures of historic interest within the site are the stone perimeter wall and small tower structure in the northern corner, built into the perimeter wall. These are not registered but are proposed to be retained in any event.
• 3.5. Within the adopted Area Plan for the South (2013) most of the application site is zoned as a Primary School which is identified as being appropriate for residential use should the education use no longer be required. In addition, there is as an area of Private Woodland covering part of the eastern section of the site. Section 7 of this Statement outlines how the proposals comply with planning policy requirements.

Planning History

• 3.6. The planning history records for the site relates to its educational use.

4. Development Proposals

Background

• 4.1. The Buchan School forms part of the same academic trust as King William’s College and together provides the only private schooling on the Isle of Man. The Trust has now moved the Buchan School from its current site at Westhill in Castletown to the King William’s College campus. This move aims to bring all educational, co-curricular and extra-curricular services as well as supplementary community uses together on one site and forms a major part of a broader school consolidation project announced by the school in 2024.

• 4.2. Planning permission was granted for a replacement primary school at King William’s which comprises of refurbishment and upgrade works to existing underused buildings, and the new primary school is now operational (permission reference: 24/90953/B). Accordingly, the current Buchan School site at Westhill is surplus to the Trust’s requirements and has been sold to Hartford Homes.
• 4.3. The sale of the Westhill site for redevelopment is an important catalyst to enabling Phase 1 of the campus consolidation project. However, there is a desire for future phases of improvements on the combined site which will need to be formalised through future planning applications. Projects under consideration include new or improved sports halls and other facilities to help the school to grow, compete and become more sustainable. Wherever possible such enhancements could also be offered for community rental.
• 4.4. Effectively the sale of the Westhill site will lead to several phases of work that will ultimately compliment and grow the offerings from the combined whole school with resultant benefits to the community and the Island, more so than what the school could offer when it was spread across two sites.

Proposed Development

• 4.5. The proposals for Westhill comprise of an application for a residential development of up to 85 residential properties together with public open space. The description of development is as follows:

Full approval for a residential development comprising up to 85 dwellings together with associated highway and pedestrian access and infrastructure, drainage, landscaping and public open space.

• 4.6. The proposed housing mix is detailed below which provides a variety of units ranging from 2 and 3 bed terraced and semi-detached houses through to 4 and 5 bed semi-detached and detached houses. In accordance with Housing Policy 5 of the Strategic Plan, 25% of the housing will be provided in the form of

• affordable first-time buyer housing (21 units) with a commuted sum in lieu of 0.25 of an affordable unit secured through a Section 13 agreement. The type and tenure of the affordable properties has been derived at following the advice from the Public Estates and Housing Division of the Department of Infrastructure and the dwellings are dispersed throughout the development.
• 4.7. The areas proposed for housing; community uses and roads amount to approximately 5.18ha. The net site density is therefore approximately 16 dwellings per hectare.
• 4.8. The proposed layout is shown on the submitted Proposed Site Plan. This Plan shows the detailed layout for the built development and the proposed access, the internal estate roads and the layout of the surface water drainage infrastructure and landscaping.
• 4.9. The rationale behind the proposed layout was driven by a number of site constraints, most notably the retention of the registered woodland area and other important groups of trees along the southern and western site boundary, together with the incorporation of the existing stone perimeter wall and tower.
• 4.10. As shown on the proposed site layout, there will be minimal tree loss, and the proposals incorporate a significant component of green infrastructure through the retention of the registered tree area and the provision of public open space on site which includes the provision of a nature trail with play equipment. The proposed area of public open space extends to 17,848m² which overall significantly exceeds the open space requirement (7,616m²) for the proposed residential development and will be offered to the Local Authority for adoption.
• 4.11. Vehicular access is proposed to be sited broadly in the location of the existing access off Arbory Road. The proposed layout maximises permeability with 3 pedestrian/cycle access points with 2 provided off Arbory Road, and another off West Hill Avenue to the north-east. The proposal would therefore deliver a highly permeable development.
• 4.12. The development area is in a highly sustainable location for new housing given that it is within a 10-minute walking distance of the town centre to access employment, shopping, primary schools and health care. The site also has good access to bus services with a bus stop located on Arbory Road approximately

House Type	Number
2-bed affordable	17
3-bed affordable	4
4-bed	49
5-bed	15
Total	85

150m (2minute walk) from the centre of the site with regular bus services that provide direct connections to Douglas, Port Erin, Port St Mary and Colby in addition to other key local destinations including Noble’s Hospital and Ronaldsway Airport.

• 4.13. The proposed scheme seeks to deliver an energy efficient, sustainable and ecologically sensitive development. Further detail on this is provided in Section 7 of this Statement and the submitted Design Statement.

5. Planning Policy Context

• 5.1. In accordance with Section 10(4) of the 1999 Town and Country Planning Act, the development proposals will be considered having regard to the policies set out in the development plan, relevant planning policy statements, development orders, or development procedures and all other material considerations.

• 5.2. The relevant planning policies to be considered for this site are the Isle of Man Strategic Plan 2016, and the Area Plan for the South (2013).
• 5.3. The documents above are reviewed further below. Isle of Man Strategic Plan (2016)
• 5.4. The 2016 Strategic Plan sets out the following Strategic Aim for the Island:

“To plan for the efficient and effective provision of services and infrastructure and to direct and control development and the use of land to meet the community’s needs, having particular regard to the principles of sustainability whilst at the same time preserving, protecting, and improving the quality of the environment, having particular regard to our uniquely Manx natural, wildlife, cultural and built heritage.”

• 5.5. Central to this over-arching Strategic Aim is the concept of Sustainable Development which, put simply is the idea of ensuring a better quality of life both now and in the future. The Plan refers to a widely used definition: “development that meets the needs of the present without compromising the ability of future generations to meet their own needs”.
• 5.6. The Plan sets out a number of strategic objectives with regard to resources, the environment, economy, transport and communication and social matters. The following aspects of the strategic policies are of most relevance to this application:

• • Strategic Policy 1 - Development should make the best use of resources by optimising the use of previously developed land, ensuring efficient use of sites whilst taking into account the needs for access, landscaping, open space and amenity standards, and be located to utilise existing and planned infrastructure, facilities and services.
• • Strategic Policy 2 - This policy seeks to focus new development within existing towns and villages, or, where appropriate, in sustainable urban extensions. Development will only be permitted outside of these areas in exceptional circumstances.

• • Strategic Policy 5 - This requires development proposals to be designed so as to make a positive contribution to the environment of the Island.
• • Strategic Policy 10 - This requires development proposals to be located and designed such as to promote a more integrated transport network with the aim to minimise car journeys, make best use of public transport, not adversely affect highway safety, and encourage walking.
• • Strategic Policy 11 - This sets out that the housing needs of the Island will be met by making provision for sufficient development opportunities to enable 5,100 additional dwellings to be built over the Plan period 2011 to 2026.

• 5.7. To achieve its vision and strategic objectives, Chapter 5 of the Strategic Plan ‘Island Spatial Strategy’ (ISS) sets out a spatial vision which aims to focus new development within exiting towns and villages.
• 5.8. In terms of the South, two of the key elements of the spatial strategy is for regeneration within Castletown, Port St Mary and Port Erin to create further housing, employment and leisure opportunities in keeping with the scale of the settlements; and protecting the historic setting of Castletown.
• 5.9. In terms of the Island’s settlement hierarchy, Spatial Policy 2 defines Castletown as one of the Service Centres where development will be concentrated to provide regeneration and a choice of location for housing and other needs.
• 5.10. Spatial Policy 5 outlines that new development will be located within the defined settlements.
• 5.11. The Spatial Strategy also outlines a range of general development considerations, the most relevant of which are outlined below:

• General Policy 2 - Development should accord with the relevant landuse zoning and in accordance with the appropriate Area Plan. A range of criterion, by which development proposals should comply, is outlined and includes the need to respect the site and its surroundings; ensure development is appropriate to the surrounding townscape; protects wildlife; does not adversely affect the amenity of local residents or the character of the locality; impact on residential amenity; and ensures that appropriate and safe access is available.

• 5.12. The protection and enhancement of the Island’s environment is a key priority of the Spatial Strategy. The following policies are relevant in this case:

• • Environment Policy 3 - Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas.

• • Environment Policy 4 - Development will not be permitted which would adversely affect species and habitats of international, national or local importance.
• • Environment Policy 22 - Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: i) pollution of sea, surface water or groundwater; ii) emissions of airborne pollutants; and iii) vibration, odour, noise or light pollution.
• • Environment Policy 24 - Development which is likely to have a significant effect on the environment will be required to be accompanied by an Environmental Impact Assessment in certain cases; and to be accompanied by suitable supporting environmental information in other cases.
• • Environment Policy 38 - Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area.
• • Environment Policy 41 - Archaeological evaluations shall be required prior to the determination of proposals affecting sites of known or potential archaeological significance.
• • Environment Policy 42 - New development in existing settlements must be designed to take account of the particular character and identity, in terms of the buildings and landscape features in the immediate locality. The removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans.

• 5.13. Chapter 8 of the Spatial Strategy outlines the future housing strategy on the Island, highlighting the priority for a wide range of housing to be located in areas where it can be properly and economically serviced, where it does not involve excessive travelling to and from work and amenities, and where it does not damage the character, appearance, and ecology of the Island. The following housing policies are relevant in the assessment of this application:

• • Housing Policy 1 - The housing needs of the Island will be met by making provision for sufficient development opportunities to enable 5,100 additional dwellings to be built over the Plan period 2011 to 2026.
• • Housing Policy 3 - The South Area will provide 1,120 homes between the period 2011-2026.

• • Housing Policy 4 - New housing will be located primarily within existing towns and villages.
• • Housing Policy 5 - This policy requires that residential developments in excess of 8 dwellings on land zoned for residential purposes, should normally provide 25% affordable housing.
• • Housing Policy 6 - This requires the development of zoned land to be carried out in accordance with the brief set out in the relevant area plan; or in the absence of an area plan, in accordance with the requirements of General Policy 2, as discussed above.

• 5.14. The Spatial strategy also seeks to set out policies which seek to provide, protect and enhance areas of open space and recreational facilities. The following policies are relevant in the assessment of this application:

• • Recreation Policy 1 - requires Area Plans to include an assessment of the indoor and outdoor sport and recreational needs of the plan area. This policy seeks to retain existing sports facilities unless alternative provision of equivalent community benefit and of equivalent or better accessibility is made available. New residential development is required to provide appropriate open space provision in accordance with the standards outlined in Appendix 6 of the Plan.
• • Recreation Policy 2 - where development results in the loss of a recreational facility that is or has the potential to be, of recreational or amenity value to the community, this will not be permitted except in the following circumstances:

• - Where alternative provision of equivalent community benefit and of equivalent or better accessibility is made available; and
• - Where there would be an overall community gain from the development, and the particular loss of the open space or recreational facility would have no significant unacceptable effect on the local open space or recreation provision or on the character or amenity of the area.

• • Recreation Policy 3 - Landscaped amenity areas should be provided for as an integral part of the development design. New residential development of ten or more dwellings must make provision for recreational and amenity space in accordance with the standards specified in Appendix 6 to the Plan.

• • Recreation Policy 4 - Requires that open space should be provided on site or conveniently close to the development which it is intended to serve and should be easily accessible by foot and public transport.

• 5.15. The Spatial Strategy outlines the need to develop a more integrated transport strategy which balances the growth in car usage with the promotion of more sustainable alternatives. The following policies are relevant in the assessment of this application:

• • Transport Policy 1 - New development should be close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.
• • Transport Policy 2 - The layout of development should, where appropriate, make provision for new bus, pedestrian and cycle routes, including linking into existing systems.
• • Transport Policy 4 - New and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of the Plan.
• • Transport Policy 5 - Any improvements to the Island’s highway network to be undertaken in accordance with the environmental objectives of the Plan.
• • Transport Policy 6 - The design of new development and transport facilities must account for pedestrians, the needs of which, will be given similar weight to the needs of other road users.
• • Transport Policy 7 - All new development shall provide parking in accordance with the Department’s standards.

• 5.16. The Spatial Strategy also seeks to ensure that new development can benefit from appropriate infrastructure. The following policy is of relevance to this proposal:

• Infrastructure Policy 5 - Development proposals should incorporate measures for water conservation and management to conserve the Island’s water resources.

Area Plan for the South 2013

• 5.17. The Area Plan for the South was adopted in February 2013 and covers the period up to 2016. The Plan covers Castletown, Port Erin, Port St Mary, Rushen, Arbory, and Malew. Whilst a number of its policies have been superseded by the Strategic Plan such as the housing provision policy and is therefore this is not

• included below. However, the Area Plan still provides extant land use zonings for all land within the town boundary.
• 5.18. The spatial vision for the Area Plan is as follows:

“To provide for the needs of our communities such as to –

• a) strengthen the separate identity of each of its settlements: by enhancing what is special and different in each; by careful management of growth and development; by employing local materials and high quality design details in new development wherever it is practical; and by protecting the gaps which separate the settlements; and such as
• b) to preserve the landscape, consisting of the natural, cultural and historic environments which, together, provide the setting and the common heritage binding these settlements together to form ‘The South’.

• 5.19. Within the adopted Area Plan for the South (2013) the application site is situated within Castletown’s identified settlement boundary with most of the site being zoned as a Primary School. In addition, there is as an area of Private Woodland covering part of the eastern section of the site.
• 5.20. The Plan provides a profile of each settlement. Castletown is classified as a ‘Service Centre’. The key elements of the spatial strategy for Castletown are outlined in Paragraph 2.1.8. These include regeneration to create further housing, employment and leisure opportunities in keeping with the scale of the settlement and protection of the historic setting of Castletown.
• 5.21. Paragraph 3.11 summarises the development proposals for the area which includes, amongst other things, the redevelopment of redundant or under-used land and buildings within the settlement boundary.
• 5.22. The key policy of relevance to the proposals are Community Facility Proposal 1 which is outlined below.
• 5.23. Community Facility Proposal 1 states that that the site occupied by The Buchan School is appropriate for residential use should the use for education no longer be required, but not before proper assessment as part of the review of residential allocations in Castletown.
• 5.24. The Plan includes an Audit of sports, recreation and community facilities within Appendix 6. Of note, the existing nursery within The Buchan School is identified as a community facility.

• 5.25. Paragraph 3.9 outlines the general landscape strategy for Castletown and sets out the following landscape proposals for this area:

• • Landscape Proposal 4 - The design of development on sites which adjoin the approach routes into Castletown should employ styles and materials which are sympathetic to those of the historic centre, and should be sited so as to safeguard views of the Castle and the old town from those routes.
• • Landscape Proposal 5 - In determining applications for development within Castletown, regard should be had to the impact on views of, and from, the Castle; these include the roofscapes visible from the ramparts.
• • Landscape Proposal 6 - In determining applications for development consideration should be given to the siting of tall vertical elements so that they do not affect the setting of King William’s College and Castle Rushen.

• 5.26. Finally of importance is Paragraph 1.6.1 of the plan. This states that in the interests of providing a more equitable spread of housing land in the South in the longer term, the Department accepts that there is the potential for additional land to be released for housing in the wider Castletown area. It sets out a commitment for the Department to undertake a partial review of the Area Plan to allow a reassessment of other sites.

Castletown Housing Land Review

• 5.27. In accordance with the commitment in the Area Plan for the South, the Government carried out a review of Castletown’s housing needs during the period 2015 – 2017 to explore potential opportunities for additional housing within Castletown.
• 5.28. Although eventually abandoned, the review had concluded there was a shortfall in housing delivery in Castletown for the Strategic Plan period to 2026. Following evaluation of all known sites against a full range of planning criteria The Buchan School site was identified as one of the highest scoring sites.

Climate Change Act

• 5.29. A Climate Change Bill was laid before Parliament in 2020 and completed its passage through Tynwald in April 2021. It received Royal Assent in December 2021 and came into effect on 1st April 2022. It requires a statutory five-year Climate Change Plan to be in operation at all times, ensuring a clear direction for the Island to achieve net zero carbon emissions by 2050.

• 5.30. The draft Climate Change Plan (2022-2027) was published for consultation in July 2021. It highlights a wide range of topics and actions critical to tackling climate change including electricity generation, transport, energy use in buildings, agriculture, business, waste management, natural carbon removal, community engagement and finance.

Residential Design Guide

• 5.31. The Residential Design Guide was published in July 2021. It provides guidance to help all those involved in the design process to work together to improve the quality of the Island’s built environment. The guide seeks to encourage creative, innovative and locally distinctive design that responds to the changing needs of our communities.

Isle of Man Economic Strategy

• 5.32. The Isle of Man Economic Strategy was approved by Tynwald in November 2022. The Economic Strategy outlines a 10–15-year strategy which seeks to, “…build a strong and diverse economy, which is sustainable, ambitious and built on firm foundations to provide economic success, rewarding career opportunities and prosperity which positively impacts all residents on the Isle of Man”.
• 5.33. To achieve this vision, the strategy aims to make the Island a more attractive and prosperous place to live and work which it states will sustain and grow productive businesses and services. The plan outlines a £1bn long term public and private investment programme to secure 5,000 new jobs and a £10bn economy with infrastructure that can support 100,000 Island residents over the next fifteen years to 2037.
• 5.34. In terms of infrastructure and services, the plan seeks to actively invest in key services and infrastructure that attract and retain economically active people supported by a range of targeted incentives and disincentives to sustain targeted growth. The strategy also suggests example initiatives which, amongst other things includes the provision of suitable and affordable housing; housing especially for 20–40-year-olds; further support for the Island’s education and skills offering; and affordable accessible childcare. The Plan recognises the importance of prioritising housing delivery in order to provide the housing stock to support the growth of the Island’s population, employment and economic growth. The Plan states that without this, the economic potential of the Island will be held back, and other policy measures will be less effective.
• 5.35. The strategy also seeks to substantially decarbonise the service part of the economy by 2030, supporting an overall reduction of 35% in the Islands Greenhouse Gas emissions.

• Supplementary Guidance on Economic Issues (2022)
• 5.36. The guidance outlines a number of key issues and questions that applicants should consider and respond to within planning application submissions which relate to employment opportunities and labour market; supply of land for economic development; structure of the economy; and interaction with other business.

Supplementary Guidance on Highway Issues (2021)

• 5.37. The guidance provides a summary of the commonly required information in relation to highways issues relating to visibility splays, sufficient parking and highway drainage. The document refers to more detailed guidance in the Manual for Manx Roads.

Supplementary Guidance on Trees (2019)

• 5.38. The guidance provides a summary of the issues commonly raised in relation to trees and the information that can be submitted to support a planning application.

Supplementary Guidance on Wildlife, Biodiversity and Habitats (2022)

• 5.39. The guidance outlines requirements for ecology surveys as part of planning applications.

6. Economic Benefits

• 6.1. This Section of the Planning Statement outlines the material economic benefits of the proposed development, which seeks to respond directly to the Isle of Man Economic Strategy and the Supplementary Guidance on Economic Issues.

• 6.2. The construction phase and operational phase impacts of the proposed development are set out below.

Construction Phase Impacts

• 6.3. These proposals are for 85 new homes and public open space. If approved, the overall development would take approximately 3 years to complete. The development will maintain and strengthen Hartford Homes local supply chain through the construction industry. The proposals will have a direct impact on the local economy as it would support in the region of 80 jobs in the construction industry ranging from design consultants, groundworkers, masons, joiners, plasterers’ plumbers, electricians, decorators, landscapers, material suppliers, and construction managers.
• 6.4. Indirectly, further jobs would be supported by those employed by statutory authorities, supply chain, materials suppliers, hauliers, hire companies, the Steam Packet, as well as legal and financial jobs for those helping with property purchases. The range of jobs secured by the proposals is therefore wide ranging and would provide employment for all sectors of the market.
• 6.5. The duration of the proposed development could provide employment for new people wishing to join the many disciplines the construction industry employs, which in turn would help to secure these skills for the future. It also provides an opportunity for trades people currently working overseas, to return to the island.
• 6.6. The estimated construction stage direct capital expenditure of the proposed development is in the region of £35 million.
• 6.7. The construction process also has a number of indirect impacts and it has a high economic multiplier effect as a consequence of a large value chain. This means that the initial spending on a construction project indirectly generates wider economic benefits and jobs through the impact on the supply chain including manufacturing, real estate, transport, planning and survey services.
• 6.8. A report by UK Construction Council of the Confederation of British Industry showed that via these indirect channels, construction projects send ripples of economic activity through the wider economy generating £2.84 in total economic

• activity for every £1 spent on construction projects (CBI, Bridging the Gap: Backing the Construction Sector to Generate Jobs, 2012).
• 6.9. Given the proposed development represents a total direct capital investment in the order of £35million, using the formula above, this therefore represents a total economic output of approximately £100million.
• 6.10. In light of the direct and indirect effects outlined above, and the scale / duration of the development, it is considered that the construction phase of the development would generate large beneficial impacts on the local economy in the short and medium term.

Operational Phase Impacts

• 6.11. The main operational impacts include new housing and public open space; new household expenditure; and job creation.

Housing Development

• 6.12. The proposed uses comply with the identification of The Buchan School site being appropriate for residential use the extant Local Plan. The proposed use is suitable in this location and would not create any conflicts with existing uses surrounding the site.
• 6.13. The proposed development would deliver 85 new dwellings in Castletown which supports The Isle of Man’s Economic Strategy (2022) to prioritise housing delivery to grow the Islands population from 84,000 to 100,000 people by 2037.
• 6.14. Using the 2021 census average household size in Castletown of 2.13 persons, the proposed development would eventually accommodate a population of approximately 182 people.
• 6.15. The development would provide a wide range of house types with the submitted scheme comprising of 17 2-bed, 4 3-bed, 49 4-bed, and 15 5-bed. The proposed development therefore comprises of a very wide range of house types to meet the housing needs of Castletown and the South.
• 6.16. The scheme would also contribute towards affordable housing needs as the proposals provide 25% affordable housing which amounts to 21 dwellings with 17 2-bed and 4 3-bed properties. This split was derived following guidance received from the Housing Division of the Department of Infrastructure. The Department also advised that as at December 2025, there is currently 41 qualifying applicants on the Register for First Time Buyers list for the South. The 21 affordable units would therefore provide a significant contribution to this element of housing need.

• 6.17. The proposed housing mix would help to support the growth of the economically active population through the provision of additional housing which includes family housing and 21 affordable homes.
• 6.18. The development could provide housing for essential workers, other workers and those struggling to move to the Island due to a lack of choice of quality housing, either directly through the development itself, or indirectly through existing houses being made available.
• 6.19. The lack of suitable housing is a key barrier to employment. The range of housing proposed addresses a wide range of demands and the site’s location makes it very sustainable with regards to access to employment opportunities within Castletown and beyond. The site offers an easy walking and cycling route to the main employment areas in Castletown which is desirable to home buyers, be they local or looking to relocate or return to Isle of Man.
• 6.20. It is acknowledged that the development will increase the population in the local surrounding area, and that this could create an increase in the pressure on local facilities such as education, health, local shops and public open space. However, it should be acknowledged that not all residents of the development will be new to the area, and many may be new households formed from existing households already living in the area.
• 6.21. In terms of education, it is estimated that the proposed development would generate the need for approximately 17 primary school places and 17 secondary school places This is based on the Department of Education’s formula that new housing generally creates a demand for 1 primary place & 1 secondary place per 5 dwellings.
• 6.22. In terms of existing pre-school and primary and secondary provision, the application site is within close proximity to Market Square Pre-School and is within the catchment area for Victoria Road primary school and Castle Rushen High School. The site is also in close proximity to the soon to be relocated Buchan Nursery and School and Kings William’s College.
• 6.23. In regard to secondary education, the increase in pupils is not anticipated to create a shortfall.
• 6.24. In terms of healthcare impacts, the site is in close proximity to Castletown Medical Centre. It is understood that at the time of submitting this application, the GP surgery has capacity for additional patients.
• 6.25. In terms of local shops, the site is in walking distance of local convenience provision at Tesco Express on Arbory Road and Co-op Food on The Parade.

• 6.26. In relation to public open space, the Strategic Plan open space requirements would require approximately 7,616m² of open space for a development of this size. The scheme provides 17,848m² of open space within the residential scheme.
• 6.27. The proposed development is designed to be low carbon with levels of insulation which exceed Building Regulation requirements; water efficient sanitary appliances; provision for electric vehicle charging points to be fitted, use of sustainably sourced materials and recycling of waste where possible, as well as the inclusion of air source heat pumps and roof mounted PV panels.

Household Expenditure

• 6.28. The development of 85 homes in Castletown will generate economic activity (jobs, expenditure or income) associated with additional local income of new residents of the proposed housing.
• 6.29. The Isle of Man Government carried out a Household Income and Expenditure Survey 2018/19 which involved a random sample of 18,000 residential addresses with a 5.7% response rate. The survey showed an average weekly income of £1,098.70 for each home during the 2018-19 financial year. Over the same 12 months, total expenditure was at £1,049.17. The top weekly household expenditure includes housing, fuel and power, and transport, each accounted for 15% of household spending, recreation and culture (13%), miscellaneous goods and services (12%) and food and non-alcoholic beverages (10%). The latest Household Income and Expenditure Survey 2023/24 identifies that household income has increased by 10.8%.
• 6.30. Much of the above household expenditure will already be in the existing community, as many future residents of the development will be living in the local area and will not be new households. Nevertheless, the additional household expenditure will benefit the local economy in Castletown and the immediate surrounding area.

Summary of Economic Benefits

• 6.31. The proposals will contribute towards achieving the economic aims of the Isle of Man Government by supporting inward investment, providing homes and job opportunities and by making the Isle of Man a more accessible and attractive place to live and invest.
• 6.32. It is estimated that the proposed development would generate the following economic benefits:

• • A total capital investment in the order of £35 million which represents a total economic output of approximately £100 million;

• • Supporting some 80 jobs in the construction industry;
• • Delivery of 85 new homes towards the housing needs identified in the Strategic Plan;
• • The scheme includes a varied housing mix which predominantly provides family housing which will help to attract and retain the economically active population through the provision of housing accommodation which supports the vision within the Isle of Man Economic Strategy;
• • Delivery of 21 affordable houses which will cater for nearly half of those on the current Register for First Time Buyers in the South area;
• • Provision of publicly accessible open space on-site;
• • Additional household expenditure to support the local economy; and
• • Delivery of a low carbon development through the provision of highly energy efficient buildings that are highly insulated with air source heat pumps, roof mounted PV panels and EV charging infrastructure.

• 6.33. It is therefore considered that the operational phase of the development would generate major beneficial impacts on the local economy in the medium and long term.

7. Pre-Application Consultations

Pre-application discussions

• 7.1. Extensive pre-application discussions were held with DEFA Planning Division over a period of time and meetings held. Officers provided detailed comments on the principle of development and the initial site layout which have been taken into account in the finalised scheme. As part of this process the proposal was also screened for Environmental Impact Assessment and it was confirmed such was not required in this instance.

• 7.2. Pre-application advice was also sought from DEFA Registered Buildings Officer, Ecology Officer and Forestry Division and again feedback received has informed the final scheme.

• 7.3. Extensive pre-application discussion has also been held with DoI Highways and again feedback received has informed the final scheme.
• 7.4. The type, tenure and layout of the affordable properties was agreed with Public Estates and Housing Division of the Department of Infrastructure.
• 7.5. The proposals have also been discussed with the Department of Education, Sport and Culture.
• 7.6. Pre-application advice was also obtained from Manx Utilities drainage and the IoM Constabulary (Secure by Design officer), and again these comments have informed the final design. Community consultation
• 7.7. A presentation of the proposals and ongoing consultation has been held with Castletown Commissioners.
• 7.8. Furthermore, a public consultation event was held in Castletown Town Hall on 12th November 2025 at which draft proposals were displayed. Some 120 people attended the event and 15 written responses were received at or following the event. Full details are provided in the accompanying statement of community consultation.
• 7.9. In summary, the issues raised, both verbally and in writing, can be summarised as:

• • Concern over traffic from new homes

• • Concern over construction traffic at school drop off, and also if construction coincides with rebuild of Castle Rushen High School
• • Comments on design. Some in favour, some against
• • Concern over loss of existing (historic) buildings
• • Requests for bungalows to be included and more 3 bedroom homes
• • Support for solar panels and ecological measures
• • Concern over development on the Pony Fields part of the site (this aspect of the scheme no longer forms part of this planning application).

8. Planning Analysis

• 8.1. The starting point for considering the merits of planning applications is Section 10(4) of the Town and Country Planning Act 1990. This requires development proposals to be assessed within the context of policies set out in the Development Plan, relevant planning policy statements, development orders or development procedure orders and all other material considerations.

• 8.2. The Development Plan for this site includes the Isle of Man Strategic Plan 2016 and the Area Plan for the South 2013.

• 8.3. Having had regard to the Development Plan and other material considerations identified, the key planning issues arising from the application are:

• • The principle of residential development and acceptability of the proposals;
• • Housing Need;
• • Design Considerations;
• • Environmental Impacts; and
• • Sustainability

• 8.4. We consider these issues in turn below. Principle of Residential Development

Strategic Plan Policies

• 8.5. Strategic Policies 1, 2 and 10 require new development to the make the best use of resources by optimising the use of previously developed land within towns and villages, ensuring efficient use of sites, and to be located in sustainable locations which minimise car journeys and utilise existing infrastructure, facilities and services. Transport Policy 1 reaffirms that new development should be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.
• 8.6. Spatial Policy 5 and Housing Policy 4 provide that new housing should be located primarily within existing towns and villages. A key element of the spatial strategy for the South is the support of housing regeneration within Castletown, which is defined as a Service Centre within Spatial Policy 2, and states that this is where development will be concentrated in the south to provide regeneration and a choice of location for housing and other needs.

• 8.7. General Policy 2 further requires that new development should accord with the relevant land-use zoning in accordance with the appropriate Area Plan.

Area Plan for the South

• 8.8. Within the adopted Area Plan the application site is situated within the Castletown settlement boundary. The Plan repeats (Paragraph 2.1.8) that a key element of the spatial strategy for Castletown is regeneration to create further housing and Paragraph 3.11 refers to the redevelopment of redundant or under-used land and buildings within the settlement boundary.
• 8.9. The land use zoning for the majority of the site (including existing buildings, hardstanding areas and the playing fields) is for a Primary School. However, under Community Facility Proposal 1 it states that that the site occupied by The Buchan School is also appropriate for residential use should the use for education no longer be required, subject to a further assessment as part of the review of residential allocations in Castletown.
• 8.10. In this regard the relocation of the existing Buchan School which includes both nursery and primary education to the Kings William’s College site in Castletown has been confirmed with planning permission granted and the school has now moved and is operational at the new site. The application site is therefore now vacant and surplus to the needs of the Trust that runs the Buchan School.
• 8.11. In terms of wider educational needs, the Department of Education, Sport & Culture confirmed in a letter to Governors of King William’s College dated 13th February 2024, that it has no requirement for The Buchan School site for educational purposes as defined in the Southern Area Plan. This letter was provided to the College to allow The Buchan School site to be put up for sale to generate the funds to allow the school to be relocated. Further confirmation of this decision and the decision making process was clarified by email on 5th December 2025. A copy of this correspondence is provided within Appendix 1. The site is therefore surplus to education needs and the residential alternative use provided for under Community Facility Proposal 1 is therefore engaged.
• 8.12. In terms of the reference in the policy relating to a review of residential allocations in Castletown being required, the Government undertook such a review by way of the Castletown Housing Land Review in 2017. Although the review was later abandoned on technical grounds, The Buchan School site was nevertheless identified as being a highly suitable site for further housing. In any event it is clear that there is a housing need in the south on the basis that the Area Plan acknowledges that the Area Plan Inspector had concluded that further assessments and allocations are needed for Castletown, given the lack of allocations in the plan and its role as an identified Service Centre. Housing need more generally is covered further below.

• 8.13. It is noted that the existing nursery within the school is listed within the Audit of Community Facilities in Appendix 6 of the Area Plan, however this forms part of the consolidation of the school at King William’s College and therefore will not be lost. There is therefore no policy conflict with this aspect either.

Recreational Policies

• 8.14. It is to be noted that the eastern section of the site is zoned as Private Woodland. As already stated, this woodland is to be retained in the scheme and indeed opened up for public access. There is therefore no policy conflict with this aspect of the proposals.
• 8.15. In terms of the existing school playing fields, whilst the Strategic Plan Recreational Policies 1 and 2 seek to manage the loss of recreational facilities, it is important to note that the existing playing fields are not zoned as Open Space in the Area Plan and are not included in the Area Plan Audit of Community Facilities. Rather they are zoned as part of the Primary School site. They are a private facility and are not therefore an identified community facility. Going forward, Buchan School’s sports needs are to be provided through the existing sports facilities at King William’s College campus which includes 30 acres of playing fields, astroturf pitch, sports hall, swimming pool and MUGA as well as the provision of new play areas with play equipment and a basketball area secured through the recent planning permission (24/90953/B). It is noted that the college astroturf and sports hall are specifically listed in Area Plan Audit of Community Facilities. It is considered that the sports facilities at King William’s College will therefore provide the necessary alternative provision of equivalent community benefit and of equivalent accessibility for the School.
• 8.16. There are also significant sports facilities locally to the proposed residential site with extensive provision provided at Castle Rushen High School of which the astroturf and sports hall are listed in the Area Plan Audit of Community Facilities.
• 8.17. Furthermore, the proposed development will result in an overall community gain through the provision of both new housing and public open space, the latter of which will be provided in excess of residential development requirements and is not currently provided for on the site. The new public open space will utilise the existing woodland area to create play and amenity areas in a parkland setting, and these spaces will be accessible to not just the residents of new homes, but also to the wider community. The proposals will therefore provide better accessibility to open space for the local area. It is therefore considered that the proposals comply with Strategic Plan Recreational Policies 1 and 2.

Overall conclusion on the Principle of Development

• 8.18. To conclude, the principle of the proposals is considered to be fully in accordance with the Development Plan on the basis that the application site comprises of a

previously developed site within the settlement boundary of a Service Centre and in a highly sustainable location close to existing education provision and local shops and services. It therefore fully complies with the Strategic Plan Strategic Policies 1, 2 and 10, Spatial Policies 2 and 5, General Policy 2 and Housing Policy 4. Furthermore, given the site has been confirmed as surplus to requirements for education use, its redevelopment for housing complies with the spatial vision, land use zoning and Community Facility Proposal 1 of the Area Plan for the South.

Housing Need

• 8.19. As outlined above, the existing school site is already recognised as being appropriate for residential use in the Area Plan for the South. The site comprises of brownfield land within the existing settlement boundary where Development Plan policies fully support reuse of brownfield sites for housing. The ongoing need for additional housing in Castletown is also expressly stated in the Area Plan for the South.
• 8.20. At the macro level, the Isle of Man Economic Strategy (2022) also aims to increase the Islands population from 84,000 to 100,000 residents over the next fifteen years to 2037. Given that the Economic Strategy has been published since the adoption of the Strategic Plan (2016) it is considered that the housing need outlined in the Strategic Plan should be considered as a minimum in this context.
• 8.21. The deliverability of the site is also an important consideration. The application site has no land ownership constraints, no access or infrastructure constraints, and is being promoted by a developer with a strong track record of delivery. This adds further weight to the case in favour of the site. Design Considerations
• 8.22. As set out in Section 4 of this Statement, policies within The Strategic Plan and Residential Design Guide place a high priority on securing good design that will make a positive contribution to the environment of the Island. A Design Statement prepared by Hartford Homes has been submitted with the application and key aspects are discussed below:

• • The proposed development has been designed to respond to the need for a development of the highest quality that respects its surroundings and makes use of local materials.
• • In terms of the site layout, this has been driven by the local site characteristics and the need to minimise impacts on the surrounding community.

• • The design was further developed to seek to incorporate comments made during the pre-application stage and the public consultation process as discussed in Section 6.
• • The layout has been influenced by the retention of the existing stone perimeter wall and tower and protecting the registered woodland and other important tree groups wherever possible. The proposed vehicular access point is sited broadly in the location on the existing access point to minimise tree loss along the site frontage and within the woodland area. The proposed housing is situated around the woodland area which forms part of the proposed areas of public open space.
• • The layout seeks to maximise permeability with three pedestrian/cyclist access points with two access points situated off Arbory Road at the main entrance and opposite Castle Rushen High School, and a third to West Hill Avenue to the north-east.
• • The proposed layout seeks to protect the amenity of both existing and new residents, paying particular sensitivity to the existing housing situated along the site boundaries which back on to the site. The layout has been designed to place either new areas of open space or gardens in these areas.
• • The proposed scheme seeks to achieve no net loss in biodiversity and an overall net gain. This is achieved through the retention of key ecological habitats within the main site by retaining the registered woodland and minimising tree loss and the proposed landscaping scheme provides area of species rich grassland and new native tree, hedgerow and shrub planting.

• 8.23. Overall, it is considered that the proposals represent a high-quality design as required by the Development Plan. Environmental Impacts
• 8.24. A summary of the main environmental considerations is outlined below, including where relevant, input from technical assessments.

Landscape

• 8.25. A Landscape Statement has been undertaken by BCA Design and submitted in support of this planning application.
• 8.26. In terms of landscape impacts, there are a number of mitigation measures that are incorporated as part of the application to minimise the landscape and visual impacts of the development. These can be summarised as follows:

• • Retention of the existing woodland and registered tree areas which forms part of the proposed public open space.
• • Provision of over 2ha of public open space within the proposed residential area.
• • A significant number of new trees and hedgerows will be planted along the site boundaries and within the site to provide tree-lined roads.

• 8.27. Overall, the proposals represent a high-quality landscape approach to the development which complies with both the Strategic Plan and Area Plan.

Arboriculture

• 8.28. A Tree Survey has been undertaken by Manx Roots and submitted in support of this planning application.
• 8.29. The survey identifies Category A tree groups located within the woodland area within the eastern section of the site and additional groups on the western boundary. The remaining trees on site comprise of Category B trees which includes the majority of the existing frontage trees as well as some Category C and U trees within the site and along its boundaries.
• 8.30. The proposed layout seeks to retain existing trees where possible with minimal trees loss and protects the zoned area of woodland in accordance with Strategic Plan Environment Policy 3.

Ecology

• 8.31. A Preliminary Ecological Assessment and bat roost/emergence surveys have been carried out by Ecology Vannin and submitted in support of this planning application.
• 8.32. These surveys demonstrate that there are no major ecological constraints to the proposed development. Further recommendations are made for seasonal surveys for breeding birds and bat activity.
• 8.33. Opportunities for enhancements on the development site includes the retention of the woodland area and the provision of the following: native tree and shrub planting; biodiverse grassland; bird and bat boxes; a sensitive lighting scheme; and a Construction Environmental Management Plan.

Heritage

• 8.34. A Historic Environment Desk Based Assessment has been prepared by RPS and submitted in support of this planning application.

• 8.35. The assessment identifies that there are no designated heritage assets within the site.
• 8.36. In the surrounding area, there are four Scheduled Monuments, 62 Registered Buildings, and the Castletown Conservation Area recorded within the 1km Study Area. The potential development impacts to these assets have been assessed and it is considered that there will be no impact to their significance.
• 8.37. It is noted that the only asset identified that has some intervisibility with the site, albeit limited, is the Registered Building known as Witches Mill and adjoining building. The assessment identifies that the Witches Mill is surrounded by the Victorian and modern suburbs of Castletown, including both the site and the modern Castle Rushen High School and adjacent swimming pool. The assessment considers that the setting of Witches Mill is confined to its immediate complex and whilst there are views of the Buchan School in the wider landscape they do not contribute positively to its significance. The assessment therefore concludes that the proposals will not therefore negatively impact upon the Witches Mill.
• 8.38. During public consultation some residents have expressed concern regarding the loss of the existing manor house (originally called Westhill) within the site. This is however not a registered building. The RPS Heritage report considers this building, which it notes appears externally to be a fine early Victorian villa from the front. However whilst it retains some Victorian dentilled cornicing, roof and twin chimney stacks, internally it has been much altered. It has also lost the two service wings. The present northern extension that exists today is of mid-20th century in date, whilst the southern one is of late 20th century. Whilst elements of the walled garden still survive other elements have been redeveloped completely and it has little legibility or historic significance. Overall the surviving buildings retain limited historic interest.
• 8.39. In terms of below ground assets. the report has found that the site is not located in an area of designated archaeological priority, however there is moderate potential for archaeological remains dating to the Prehistoric period of low to moderate significance. There is low potential for all other periods.
• 8.40. Overall, the proposals will therefore cause no significant harm to heritage assets and therefore the proposals comply with Strategic Plan Environment Policy 38.

Transport

• 8.41. A Transport Assessment has been carried out by i-Transport and submitted in support of this planning application.
• 8.42. The Transport Assessment demonstrates that the application site is located in a highly accessible location for residential development and can be reached by

• sustainable transport modes to reduce the need to travel by car. The development site is situated on a bus route with the closest bus stop located on Arbory Road approximately 150m (2-minute walk) from the centre of the site. There are various regular bus services that provide direct connections to Douglas, Port Erin, Port St Mary and Colby in addition to other key local destinations including Noble’s Hospital and Ronaldsway Airport.
• 8.43. The facilities available in Castletown itself include a nursery, primary and secondary school, churches, Tesco Express and Co-op Food convenience stores, medical centre, pharmacy, dentist, cafes, restaurants, bars, takeaways, as well as employment opportunities both in Castletown and further nearby in Ballasalla. There are also many recreational facilities in the area including Southern swimming pool, Poulsom Park, Castletown Football Club, Castletown Bowling Green, and Castletown Lawn Tennis Club. The site is also easily accessible to the coast, Ballalough Reedbeds Nature Reserve and Scarlett Nature Discovery centre.
• 8.44. The proposed vehicular access is sited broadly in the location of the existing access off Arbory Road. The road layout has been designed in accordance with the Manual for Manx Roads. The proposed car and cycle parking provision complies with the standards in the Isle of Man Strategic Plan.
• 8.45. The proposed layout provides a permeable scheme with three pedestrian/cycle access points with two off Arbory Road, and a further access to West Hill Avenue to the north-east.
• 8.46. The proposed development will bring with it, enhancement to existing pedestrian connections through the site to the town centre.
• 8.47. Overall, it has been shown that the proposals will not have an unacceptable impact on road safety or traffic flows on the local highway network. It is therefore considered that the proposals comply with the Strategic Plan Transport policies.

Drainage

• 8.48. A Drainage Strategy has been prepared by BB Consulting in support of this planning application. This confirms that the development site is not located in an area which is at risk of flooding from fluvial, tidal and combined flooding, but small pockets of the site are shown as having a high likelihood of surface water flooding on the DOI Flood Risk Viewer.
• 8.49. In terms of surface water drainage, due to the layout and topography of the development site it is proposed to use the existing gravity surface water drainage system to be sited within the proposed highways of the development site. The surface water flows from all impermeable areas would discharge to the existing surface water drainage system which connects to the ultimate discharge point to

• the Irish Sea. The unattended direct discharge of the surface water flows has been agreed with Manx Utilities.
• 8.50. With regard to foul drainage, it is proposed to connect to the existing public combined sewer and it has been confirmed through pre-application discussions with Manx Utilities that there is adequate capacity within the existing downstream public drainage system and this connection has been agreed.

Ground conditions

• 8.51. A ground investigation has been prepared by BB Consulting in support of this planning application. This does not identify any levels of contamination that would render the site unsuitable for residential use.

Sustainability

• 8.52. The achievement of Sustainable Development is central to the aims of the Strategic Plan. It identifies that there are five dimensions to sustainable development: resources; environment; economy; transport and communications; and social. The following section sets out how the proposed development represents sustainable development in the context of the above matters, with the exception of economy as this is detailed in Section 5 above.
• 8.53. In terms of resources, the site is located within a sustainable existing settlement and involves the redevelopment of a brownfield site. This will ensure that the development will make the optimal use of existing infrastructure and services and reduce the need to travel. The applicants are also committed to sustainable design and construction techniques as described in the Design Statement. This includes providing levels of insulation which exceed Building Regulation requirements; water efficient sanitary appliances; provision for electric vehicle charging points to be fitted, use of sustainably sourced materials and recycling of waste where possible, as well as the inclusion of air source heat pumps and roof mounted PV panels.
• 8.54. In terms of the environmental dimension, the application site comprises of a vacant brownfield site and has been identified as being suitable for housing development once it is no longer required for educational use which has been confirmed by the Department of Education Sport and Culture. Furthermore, the current site provides a very limited contribution to biodiversity, and it has been shown that there will be limited adverse impact on existing ecology arising from the development. Indeed, it is concluded that the proposed retention of existing trees and woodland area together with new native tree/shrub planting of the areas of open space will increase the ecological value and biodiversity of the application site as a whole. In terms of landscape impacts, these are considered minor, and the main residual visual harm is very localised to the immediate boundaries of the site. The proposals would comprise a very high quality

• development that will provide enhancements to the character and identity of Castletown.
• 8.55. In terms of transport and communications, as outlined above, the application site is located in a highly sustainable location for new housing, as it is within walking distance of the town centre, along with its numerous local facilities and public transport services. The proposed development also encourages walking and cycling by providing a permeable layout to provide good connectivity to surrounding uses. The development is therefore well placed to minimise the need to travel by car. The traffic impacts of the development have also been assessed and are considered to be minor.
• 8.56. With regard to the social role, the new housing proposed would make an important contribution to fulfilling the required 1,120 identified dwellings needed within the South of the Island and the targets for growth identified in the Strategic Plan. The development will provide for a range of household sizes, including two, three, four and five bedroom units and a combination of market and affordable homes. Planning Obligations
• 8.57. A Section 13 Agreement will be entered into if the application is approved. This has been informed through pre-application discussions with the Department and the Commissioners. In this regard it is confirmed that the Section 13 Agreement will secure the agreed provision of affordable housing. This is currently envisaged to comprise 21 affordable homes (17 two bed and 4 three bed) and a commuted sum of £10,000, to cover the remaining 0.25 of a dwelling, to make up the total contribution.
• 8.58. The s13 Agreement will also address the provisions relating to public open space.
• 8.59. Separate statutory agreements will also be entered into regarding future adoption and maintenance of drainage and highways infrastructure. Planning Analysis Conclusions
• 8.60. The above analysis has demonstrated that the proposed development is entirely compliant with the Strategic Plan and the Area Plan for the South. Furthermore, there are no technical or environmental grounds to warrant a refusal. Accordingly planning permission should be forthcoming.

9. Summary and Conclusions

• 9.1. This statement has been prepared on behalf of Hartford Homes to support a full planning application for residential development of up to 85 dwellings together with public open space at the site of the former Buchan School, Arbory Road, Westhill, Castletown.

• 9.2. The application site comprises of the former Buchan School buildings and grounds which extends to approximately 5.18 hectares (gross) and is located to the west of Castletown. The former school campus comprises of a nursery and primary school buildings, extensive parking and other hard standing areas, and playing fields, together with an area of registered woodland (reference CT04). There are no Registered Buildings on the site.
• 9.3. The site is located in a highly accessible location situated immediately adjacent to an established residential area which is well-connected to the town by existing walking routes to local schools and facilities. The site can be reached by sustainable transport modes to reduce the need to travel by car as it is located on a bus route.
• 9.4. Within the adopted Area Plan for the South (2013) the application site is zoned as a Primary School as well as a Private Woodland area covering part of the eastern section. The Area Plan permits the redevelopment of the site for housing in circumstances where it becomes surplus to education needs under Community Facility Proposal 1.
• 9.5. The Buchan School has relocated off the site to the nearby King William’s College campus. The Department of Education, Sport and Culture has also confirmed that the land is surplus to education needs. The residential alternative use provided for under Community Facility Proposal 1 of the Area Plan is therefore engaged.
• 9.6. The proposals represents an opportunity to redevelop a vacant brownfield site within Castletown’s settlement boundary.
• 9.7. The proposed development of 85 homes provides a mix of house types and sizes, including 21 affordable homes. The scheme has been designed to be in keeping with the local area and minimise impacts on adjacent housing. The proposals also protect and retain the zoned woodland area which will form part of the proposed public open space.
• 9.8. The proposals will be constructed by Hartford Homes, the Islands premier house builder with a strong track record of delivery. The scheme will make a significant and immediate contribution towards the Islands housing delivery requirements

• as well as supporting the Isle of Man Economic Strategy. This is a significant material consideration that should also weigh in favour of the application.
• 9.9. The principle of the proposals is considered to be fully in accordance with the Development Plan on the basis that the application site comprises of a previously developed site within the settlement boundary of a Service Centre and in a highly sustainable location close to existing education provision and local shops and services. It therefore fully complies with the Strategic Plan Strategic Policies 1, 2 and 10, Spatial Policies 2 and 5, General Policy 2 and Housing Policy 4. Furthermore, given the site has been confirmed as surplus to requirements for education use, its redevelopment for housing complies with the spatial vision, land use zoning and Community Facility Proposal 1 of the Area Plan for the South.
• 9.10. Against this background of policy support and compliance with a series of detailed planning issues as outlined in this Planning Statement, we conclude that the scheme warrants support and should be granted planning permission.

Appendix 1 - Evidence of Education Needs case

Department of Education Sport and Culture

Rheynn Ynsee, Spoyrt as Cultoor

Hon Minister for Education, Sport and Culture Julie Edge, MHK

Thie Slieau Whallian Foxdale Road St John's Isle of Man IM4 3AS

13th February 2024 Private & Confidential Mr Peter Clucas Chairman of Governors King William’s College Castletown Isle of Man

Direct Dial No: (01624) 685801 Website: www.gov.im/desc Email: [email protected]

Sent via email only: [email protected]

Dear Mr Clucas, Thank you for your letter dated 26th January 2024 regarding whether the Buchan School Site is still required for educational purposes. I can confirm that the Department of Education, Sport & Culture no longer requires the land within the curtilage of and/or occupied by the Buchan School for educational purposes, as defined in the Southern Area Plan which came into operation on 1st March 2013. I trust that this resolves this matter. Yours sincerely,

Hon. Julie Edge, MHK Minister for Education, Sport and Culture

David Green

From: Kinrade, Graham (DESC) <[email protected]> Sent: 05 December 2025 14:31 To: George Li Subject: RE: Westhill/ Buchan School Campus, Castletown

Dear George,

DESC were approached by the Board of Governors and the Principal of King William’s College and the Buchan School regarding a proposal which the school announced in January 2024, to move the Buchan School from its existing site onto the existing footprint of King William’s College.

At the time, DESC liaised with the Planning Policy Office ahead of a decision being made. As a two-form entry primary school is included within the Castle Rushen High School Masterplan, there were no foreseen concerns with the Buchan School site not being retained for educational use. The decision was made by the former DESC Minister (Ms Edge) in January 2024. The Council of Ministers were informed in February 2024. The former Minister issued a letter to the Chairman of Governors at King William’s College in February 2024 to confirm the decision. I hope you find this information helpful. If you require further detail, please do not hesitate to contact me.

Kind Regards Graham Kinrade | Chief Officer Department of Education, Sport & Culture Thie Slieau Whallian, Foxdale Road, St John's, Isle of Man, IM4 3AS Tel: (01624) 685802 | Mob: (07624) 482448 | Call or message me on Teams | [email protected] | www.gov.im/desc Our Organisational Values: Respect, Integrity, Caring, Fairness & Trust

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RAAUE: S’preevaadjagh yn çhaghteraght post-l shoh chammah’s coadanyn erbee currit marish as ta shoh coadit ec y leigh. Cha nhegin diu coipal ny cur eh da peiagh erbee elley ny ymmydey yn chooid t’ayn er aght erbee dyn kied leayr veih’n choyrtagh. Mannagh nee shiu yn enmyssagh kiarit jeh’n phost-l shoh, dollshiu magh eh, my sailliu, as cur-shiu fys da’n choyrtagh cha leah as oddys shiu.