17 July 2023 · Planning Committee
Land Parcel Adjacent To, Ballasalla House, Bridge Road, Ballasalla, Isle Of Man, IM9 3dq
The proposal is for a detached 5-bedroom dormer bungalow (appearing 1.5 storeys) with an attached garage and workshop on a 1-acre vacant field site adjacent to Ballasalla House in Ballasalla, including a new access from a private track, septic tank drainage, soakaways and landscaping with biodiversity features like bir…
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The principle of a dwelling was established by the extant outline approval PA 19/01402/A granted on appeal, so the reserved matters assessment focused on siting, design, appearance, access and landsca…
Environment Policy 1
Protects countryside outside settlements or not designated for development from adverse effects unless overriding national need. Officer assessed the proposal does not harm countryside as it adds to existing residential grouping without expansion, with sympathetic design, landscaping and biodiversity enhancements compensating for losses.
Environment Policy 2
Protects character of Areas of High Landscape or Coastal Value (AHLV); development permitted if no harm to landscape character or location essential. Site in AHLV; officer found low eaves/ridge, articulated form and screening ensure no harm to landscape quality.
Housing Policy 15
Reserved matters following outline approval; officer confirmed compliance with siting, design, appearance, access and landscaping requirements of prior approval and Strategic Plan.
General Policy 2
Requires high quality design, landscaping and amenity; referenced in landscaping condition for native tree planting to compensate habitat loss and enhance biodiversity.
General Policy 3
Restricts countryside development to exceptions; site not zoned but principle established by prior approval, so compliant via exception precedent.
Time limit
The development hereby approved shall be begun before 10th July, 2025. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, cladding and details of the colour and texture of the render, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
No future extensions
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
Tree protective fencing
No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected around any existing trees. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works. Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
Parking and turning
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Bird brick repositioning
Notwithstanding the provisions for bio-diversity mitigation as outlined on Drawing No. P-04 - Rev. C - Proposed Elevations, Sections and Site Sections; and, as contained in the Preliminary Ecological Appraisal Report, dated February, 2022, the position of the bird bricks on the south-east and north west-elevations shall be revised to ensure that they are not placed above opening windows. They shall be placed on these elevations under the eaves, but to the side of any windows, and thereafter, shall be permanently retained and maintained. Reason: To minimise any disturbance to nesting birds from occupants of the dwelling opening and closing windows.
Landscaping strategy
Prior to the first occupation of the development, hereby approved, a Landscaping Strategy shall be submitted to and approved in writing by the Local Planning Authority. The Landscaping Strategy shall include details of all planting and sowing, including size, species and numbers of trees and plants, ground preparation, management and maintenance, and measures to encourage and enhance the biodiversity of the site. The trees to be planted shall be Heavy Standard Trees of 12-14cm girth, and no less than 300 - 350cm in height, and shall be Manx native species. All planting, seeding, and earth works comprised in the approved details of landscaping shall be carried out in the first planting and season (November - March) following the substantial completion of the development whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. Reason: To ensure that the development provides an attractive environment and compensates for loss of trees, hedges and other habitats, in accordance with Policy GP2 b) c) and d); and, Environment Policy 1 in the Adopted Isle of Man Strategic Plan (2016).
DNOC - Do not oppose subject to condition on access, pedestrian and vehicle layout
No concerns from fisheries perspective due to agreement for foul drainage connection to Cooil Road
Suitable ecological assessment; content subject to conditions on landscaping, tree felling, bat/bird/bee bricks and RAMs for frogs/hedgehogs
Multiple consultees responded to the reserved matters application 23/00416/REM, with Highways, DEFA Fisheries, and Malew Parish Commissioners ultimately raising no objections (some conditional), DEFA Biodiversity requesting specific ecological conditions, and neighbouring residents objecting on drainage, landscaping, privacy, and tree felling grounds.
Key concern: septic tank and drainage field risking sewage leakage into neighbouring property
Owner of Ballasalla House
ObjectionI object to the planning application.; The proposal to install a septic tank and drainage field at the rear of the Field, in close proximity to the boundary wall of Ballasalla House, would be of a significant concern do to the severe adverse impact that would arise from having sewage effectively draining into my property.; The trees are within a registered area (RA2036), and the integrity of such registered areas must be maintained to preserve the mature trees and wildlife of the Island.
DEFA Biodiversity
Conditional No Objectionupdated details, showing where bat bricks/boxes are to be provided, are required.; this must be eradicated as part of the works.
Conditions requested: No construction works (including clearance and enabling works) to commence unless a detailed landscaping plan has been submitted to Planning and agreed in writing. The plan should contain planting specifications and species lists for all new planting, more accurate details about existing vegetation that is to be retained, as well as details of a responsible eradication methodology for Wildlife Act 1990 Schedule 8 montbretia.; No felling of the ash tree referenced 4330 in the Manx Roots Tree removal plan (Drg. No TR-150223) unless it has been first inspected for bats by a suitably qualified arboriculturalist and it has been determined that roosting bats are not present. This tree must then be soft felled, lowered gently to the ground and left for at least 24 hours before being cut up.; No construction works to commence until a bat, bird and bee brick plan has been submitted to Planning and agreed in writing. This plan should include details of the location and type of brick to be installed.; The works to be undertaken strictly in accordance with the Reasonable Avoidance Measures (RAMs) for common frogs as contained in Appendix III of the Manx Wildlife Trust’s Preliminary Ecological Appraisal Report.
Hunters Lodge residents
Objectionwe do object strongly to the associated landscaping groundworks and consequential drainage issues.; an inevitable damaging surcharge will be generated on the wall
Conditions requested: tree planting along eastern boundary to be native species at sufficient distance from Manx stone wall
Highways Development Control
Conditional No ObjectionRecommendation: DNOC; An electric vehicle charging point should be considered.
Conditions requested: access, pedestrian and vehicle layout to accord with Drawing P05 rev B
DEFA Fisheries
No ObjectionDEFA Fisheries Division have no concerns in relation to this development from a fisheries perspective.; Preventive action must therefore by employed to capture mobilised sediment in runoff.
Hunters Lodge residents
Objectionwe do still have considerable concerns in respect of the associated groundwork, landscaping and drainage.
Conditions requested: any tree planting be of native species trees sited at sufficient distance from Manx stone wall
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objections
DEFA Biodiversity
Conditional No Objectionwe are mostly content with the bat, bird and bee brick details; these boxes should be placed on the same elevations and still under the eaves, but to the side of the windows.
Conditions requested: bird boxes placed on same elevations under eaves but to the side of windows
Malew Parish Commissioners
No CommentThe Commissioners would like to have further details in respect of the berm (size, height etc.)
DOI Highways Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986
Conditions requested: demonstrate compliance with Section 58 of the Highway Act 1986 and section 11.3.11 of the Manual for Manx Roads
