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Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 Dandara Homes Limited Dandara Group Head Office IoM Business Park Cooil Road Braddan IM2 2SA TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019 In pursuance of powers granted under the above Act and Order the Department of Environment, Food and Agriculture determined to APPROVE an application by Dandara Homes Limited, Ref 24/00055/B, for the Development of 92 dwellings, highways and drainage Infrastructure, and public open space; redevelopment of redundant farm building group at Ballaterson Farm with replacement dwelling and conversion of outbuildings to form tourist accommodation at Land Adjacent To Castle View Nursing Home, Glenfaba Rise And Peel Golf Course Peel Isle Of Man IM5 3AB . Any conditions or notes which apply to the approval are set out below. This approval is subject to compliance with any conditions listed and may not be implemented until it becomes final (see guidance notes). 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals. 2. Prior to first occupation of any dwelling, the site access and layout shown on drawings GFB2_APL_56 a - Proposed Site Layout - Highways Adopted Plan and GFB2_APL_01 Rev f - Proposed Site Plan shall be provided and be permanently retained thereafter. Nothing shall be planted, erected and/or allowed to grow within the visibility splays above a height of 1 metre above ground level. Reason: In the interest of Highway Safety (Transport Policy 4 & 6). 3. Prior to the first occupation of any dwelling hereby approved, the visibility splays for internal site layout accesses and internal bend forward visibility splays shall be provided in

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Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 accordance with drawings GFB2_APL_30 c and GFB2_APL_40 and GFB2_APL_41 b and said works shall be retained thereafter. Reason: In the interest of Highway Safety (Transport Policy 4 & 6). 4. Prior to the first occupation of any dwelling hereby permitted all private drives to be finished, driveways and associated parking areas, and parking courts and private parking spaces shall be properly consolidated and hard surfaced and drained and shall thereafter be maintained. Reason: In the interest of securing safe and useable parking spaces for highway safety. 5. Prior to the occupation of any dwelling hereby approved the parking spaces which serve that dwelling shall be provided in accordance with the approved drawing GFB2_APL_03 Rev C and 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. The estate roads, including footways, shall be constructed so as to ensure that, before it is completed, each dwelling has been provided with a properly consolidated and surfaced footpath and carriageway to at least base course level between the dwelling or unit and the existing highway at Glenfaba Road. Reason: To ensure that the development is served by an adequate means of access (Transport Policy 4 & 6). 6. Prior to first occupation of any dwelling hereby approved without a garage, details of the cycle storage provision at a rate of one storage space per bedroom shall be submitted in writing for approval by the Department and the approved cycle storage scheme shall be completed prior to the occupation of the dwelling and retained thereafter for its intended purpose. Reason: To ensure that the development is served by adequate cycle storage to meet sustainable travel aims (Active Travel/Manual for Manx Roads). 7. Prior to the occupation of any dwelling hereby approvals, the following offsite highway works shall be fully completed: a. 4 pedestrian improvements as per plan GFB2_APL_55 a b. A non-motorised connection onto Glenfaba Road c. Raised traffic calming, drop kerbs and kerb radii markings at Raad Roagan as per plan GFB2_APL_01 Ref f Reason: In the interests of highway safety and providing and promoting sustainable travel options to future residents (Active Travel/Manual for Manx Roads). 8. Prior to first occupation of each relevant dwelling, bird boxes, bat boxes and bee bricks, in accordance with the details specified on Drawing No. GFB2_APL_34 Rev B (Bat Bee and Bird Plan), shall be provided on that dwelling prior to its occupation. Once provided, the bird boxes, bat boxes and bee bricks shall be retained thereafter.

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Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 Reason: To safeguard statutorily protected species and in the interest of biodiversity (Environmental Policy 4 & 5). 9. During the construction phase, no works shall take place within any Construction Exclusion Areas (CEA) identified on the Site Plan with Construction Exclusion Areas (Drawing No. GFB2_APL_37). Such works shall exclude the storage of materials and the use (including parking) of construction vehicles or plant. The CEA shall be separated from construction areas by heras fencing (where existing field boundary fences/hedges are not already in place) and shall be retained until works are complete. Reason: To safeguard statutorily protected species, their habitats and in the interest of biodiversity (Environmental Policy 4 & 5. 10. No external lighting may be introduced until a lighting scheme has been approved by the Department which demonstrates that lighting will be directed away from the perimeter hedging and the development must be undertaken in accordance with these approved details and the lighting retained as such thereafter. Reason: to ensure that the development does not adversely affect the perimeter hedging which has ecological value. 11. The approved landscaping scheme as shown on drawing no. GFB2_APL_30 Rev C (Landscaping Plan) and GFB2_APL_31 Rev B (Planting Schedule) shall be carried out in full accordance with the approved details. The works shall be carried out during the first available planting season following the first occupation of any dwellinghouse or in accordance with the programme agreed in writing with the Department. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. Reason: To ensure appropriate mitigation for the loss of trees is secured, in the interest of landscape character and biodiversity. 12. Prior to the commencement of development, including works of site clearance and ground preparation, the tree protection measures set out on drawing no. GFB2_APL_33 Rev A shall be fully implemented and maintained throughout the construction phase. Reason: To ensure appropriate protection for trees and hedgerows are secured. 13. Prior to any works above damp proof course a scheme for the design and layout of the proposed areas of public open space as shown on drawing GFB"_APL_26 Rev C (Public Open Space Provision), including the position of equipment, and the boundary treatment to prevent vehicles entering or parking within it, must be approved in writing by the Department, and the development must be undertaken in accordance with this scheme. The delivery of public open space and the approved protection measures shall be undertaken and completed prior to the completion of the final dwelling in each phase.

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Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 Reason: To ensure that public open space is safe for use and that its layout is not detrimental to the living conditions of the occupants of adjacent dwellings. 14. The temporary sewage treatment plant and all associated infrastructure must be decommissioned and removed from the site within 3 months of the new public foul sewer system within Peel becoming connected to a main system or any subsequent replacement scheme. Reason: To ensure that the development is served by adopted sewage treatment infrastructure for its lifetime, in the interests of environmental protection. 15. Prior to the temporary sewage treatment plant being decommissioned and removed from site, a land restoration plan shall be submitted to and approved in writing by the Department. The Restoration Plan shall include all details of how the land shall be reinstated, including materials site levels and planting and it shall set out how the land will be used thereafter. Reason: In the interests of public safety and amenity in the area. 16. 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), other than those expressly authorised by this planning permission, no fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of any dwelling house without the prior written approval of the Department. Reason: In the interests of visual amenities in the area (General Policy 2). 17. The 3no. holiday lets hereby approved shall not be used or occupied other than for the purpose of short-let holiday accommodation and shall not be used as a separate dwelling. The accommodation hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any calendar year. Reason: To ensure that the development is only used and occupied as short let holiday accommodation and to prevent the creation of an unjustified separate dwelling in the countryside. This decision relates to the following plans and drawings, date stamped received on 16/01/2024: Site Plan in context A1 1:1000 GFB2_APL_01 f Site Plan as proposed A0 1:500 GFB2_APL_03 c Street Elevation A1 1:200 GFB2_APL_05 Street Elevation A1 1:200 GFB2_APL_06 Street Elevation A1 1:200 GFB2_APL_07 Rev A Existing Barn & 2 Storey Cottage A1 1:100 GFB2_APL_08 Existing Single Storey Barn A2 1:100 GFB2_APL_09 Barn Conversion as proposed A1 1:100 GFB2_APL_10 Farmhouse as proposed A1 1:100 GFB2_APL_11 a Farmhouse Detached Garage as proposed A3 1:50/1:100 GFB2_APL_12 Holly House type Plots 90-92 A1 1:50/1:100 GFB2_APL_13

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Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 Proposed Barn as Carport A2 1:100 GFB2_APL_14 a Site Location Plan A1 1:2000 GFB2_APL_20 Site Plan as existing A1 1:1000 GFB2_APL_21 b Existing Farmhouse A2 1:100 GFB2_APL_22 _ Site Plan Affordable Housing S13 A1 1:1250 GFB2_APL_58 Site Plan Public Open Space Provision A1 1:1250 GFB2_APL_26 c Site Sections A3 1:500 GFB2_APL_27 Landscaping Plan A1 1:1000 GFB2_APL_30 c Planting A1 NTS GFB2_APL_31 b Tree Protection Plan A1 1:1250 GFB2_APL_33 _ a Bat & Bird Box Plan A1 1:1250 GFB2_APL_34 b Construction Exclusion Areas A1 1:500 GFB2_APL_37 Vehicle tracking-refuse sheet 1 A0 1:200 GFB2_APL_40 b Vehicle tracking-refuse sheet 2 A0 1:200 GFB2_APL_41 b Vehicle tracking- refuse & car passing sheet 1 A0 1:200 GFB2_APL_42 b Vehicle tracking-refuse & car passing sheet 2 A0 1:200 GFB2_APL_43 b Car passing-sheet 1 A0 1:200 GFB2_APL_44 b Car passing -sheet 2 A0 1:200 GFB2_APL_45 b Proposed bund A3 GFB2_APL_50 a Car Route to QEII & Peel Clothworkers A3 NTS GFB2_APL_54 Walking Route to QEII & Peel Clothworkers A3 NTS GFB2_APL_55 _ a Highways Adoption Plan A1 1:1000 GFB2_APL_56 _ a Plot Density A0 1:500 GFB2_APL_60 Condition Survey- Barns Report GFB2_S_00001 Condition Survey- Farmhouse Report GFB2_S_00002 Design Statement Part 1 Report Design Statement Part 2 Report Design Statement Part 3 Report Tree Survey as existing A1 1:750 TS-310523 Tree Survey data Report Storage Tank Calculations Report GFB2_ST Road & Drainage Plan A0 1:500 GF2_C_90001 P02 Impermeable Areas A0 1:500 GF2_C_90002 P02 Gully Areas A0 1:500 GF2_C_90003 P02 Sewage Treatment Plan Details Report MUA substation A0 1:50 M150 Santon - House Type A1 1:50,1:100 309 (C) Santon G - House Type A1 1:50,1:100 310 (C) Holly - House Type A1 1:50,1:100 312 (C) Holly G - House Type A1 1:50,1:100 313 (C) Birch 2 - House Type A1 1:50,1:100 314 (C) Birch3 - House Type A1 1:50,1:100 315 (C) Hawthorn with Sunroom - House Type A1 1:50,1:100 316 (C) Oak House Type A1 1:50,1:100 317 (C) Holly G (Detached) - House Type A1 1:50,1:100 313 (C) Cedar House Type A1 1:50,1:100 328 (C) NOTE The decision to grant planning approval, subject to a Section 13 agreement, was made by Planning Committee on the 16th September 2024. The issue of the decision notice has been

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Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 triggered by the Section 13 agreement having been concluded. The 21 days for appeal (for those with Interested Person Status) runs from the date of the decision notice. This decision has been made for the following reasons(s) The application provides a high quality residential development on land that is within a sustainable and accessible location. The land is designated as "Predominantly Residential" use in the Local Plan. The development can be delivered without giving rise to any significant adverse impacts upon the local area and matters relating to highways, ecology, residential amenity, drainage or other matters of material planning relevance. For the reasons indicated within this report the development will comply with the planning policies of the IOM Strategic Plan 2016 outlined within this report, the Residential Design Guide 2021, Peel Local Plan 1989 and Manual for Manx Roads. It is recommended that the planning application be approved for the reasons given, subject to the Section 13 Legal Agreement been signed and the conditions listed. Date of Issue: 2nd April 2025 J CHANCE Director of Planning and Building Control

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Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 Guidance Note This decision was made by the Acting Head of Development Management in accordance with the authority delegated to them. This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation. A copy of the Officer’s report and any correspondence which informed the assessment and decision is available to view on the Government’s website (via https://pbc.gov.im/online-applications/) Implementation The decision does not become final until either Any appeal has been concluded; or 21 days have passed since the date on this notice and no appeal has been submitted Development must progress in accordance with the plans approved under, and any conditions attached to this approval (irrespective of any changes that may separately be requested at the Building Control stage or by any other Statutory Authority). This approval does not remove the need to also comply with any other relevant legislation. Any conditions requiring certain works, submissions etc. prior to commencement of development must be fulfilled prior to work starting on site. Failure to adhere to this approval and meet the requirements of all conditions may invalidate this approval or result in formal enforcement action. Appeal Any appeal must be in writing and submitted to the Department within 21 days of the date of this Notice. The appeal must contain: the grounds for making the appeal; payment of the planning appeal fee (currently £355); and if relevant, confirmation that the appellant wishes to have the appeal determined by means of an inquiry and payment of the additional inquiry fee (currently £130). Where the appeal is submitted by the applicant they must: specify in detail and by reference to material planning considerations the reasons why the appellant disagrees with that determination; and Where against a refusal, on the grounds of deficient detail or supporting documentation, set out why they consider the information or documentation forming part of the application was sufficient in the circumstance. If the appeal is submitted by someone who has interested Person Status but is not listed in Article 4(2) of the Development Procedure Order 2019, that person must relate their grounds for making the appeal to issues which they included in representations made prior to the application being determined. Failure to meet all of the relevant above requirements will mean that the appeal cannot be validated. An appeal form and more detailed guidance are available either from Planning & Building Control, Tel 685950, or from the Department’s website www.gov.im/planningappeal If this decision becomes final because there is no appeal, the Department’s public reference copy (counter copy) of the planning application (should one have been received) may be collected by the applicant or their agent from Murray House. Please note that if the counter copy of the application is not collected within thirty days following the last date on which a planning appeal can be made it will be destroyed without further notice.