17 April 2018 · Council of Ministers
Kates Cottage, Mountain Road, Creg Ny Baa, Onchan, Isle Of Man, IM4 5bp
The proposal sought consent under Registered Building regulations for a BioDisc sewage treatment plant (1.9m diameter, 1.4m depth) on adjacent land to serve Kate's Cottage, connected by a 100mm underground pipe requiring temporary removal of the western Manx stone boundary wall.
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The Inspector agreed with DEFA Planning that the BioDisc plant would be largely underground and screened by the Manx stone boundary wall, resulting in little visual impact on the countryside or the Re…
Environment Policy 1
Protects countryside and ecology outside settlements. Assessed as compliant because the largely underground BioDisc plant screened by the boundary wall would have little visual impact on public views.
Environment Policy 7
Safeguards watercourses from pollution, normally resisting development within 8m. A condition requiring an approved construction method statement to prevent sediment or pollutants entering the watercourse during works ensured compliance, addressing Fisheries concerns.
General Policy 3
Resists rural development except specific cases not covering this proposal. In principle capable of refusal, but outweighed by benefits of modern sewage facilities replacing septic tank for existing cottage.
Strategic Policy 4
Requires development to protect fabric and setting of Registered Buildings and avoid pollution. Plant outside curtilage but pipe works acceptable with wall reinstatement condition to protect character.
Environment Policy 32
Resists detrimental alterations to Registered Buildings. Little impact on character with wall reinstatement using original stone.
Environment Policy 34
Requires traditional materials for Registered Buildings, supported by PPS1/01. Condition ensures wall rebuilt in same form reusing original Manx stone.
Time limit
The works hereby granted Registered Building Consent shall commence before the expiration of four years from the date of this consent. Reason: To comply with Article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented registered building consents.
Boundary wall reinstatement
Within one month of the installation of the subterranean drainage pipe, the existing Manx stone western boundary wall shall be reinstated in the same form as the existing wall, reusing the original stone, and thereafter retained. Reason: In the interests of the protection of the Registered Building No117 and its setting.
recommend approval, subject to a condition to protect the environment
recommends a condition to secure compliance with an approved construction method statement to ensure protection of fish populations within the watercourse downstream
DEFA Fisheries has no objection subject to a specific condition on construction method statements to protect downstream fish populations; Onchan Commissioners support approval subject to environmental conditions being met; Highways Division has no highways interest.
Key concern: protect downstream fish populations from sediment, concrete or other harmful materials entering the watercourse
DEFA Fisheries
Conditional No ObjectionFisheries, DEFA has no objection to this proposal providing the following condition is met; Reason: to allow the provision of advice on suitable methods, in order to reduce the possibility of injury or disturbance of fish within the watercourse downstream of the proposed site.
Conditions requested: Excavation and construction works to install the sewage treatment plant must be conducted according to written method statements approved in writing by the Department in advance of the commencement of works.
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes subject to the following conditions:- "All environmental conditions being complied with."
Conditions requested: All environmental conditions being complied with.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI
