24 July 2024 · Delegated - Principal Planner (Chris Balmer)
Stable Block Knock Dhoo, Main Road, Greeba, Isle Of Man, IM4 2du
The proposal involves converting a modern stable block, built around 1996 with 4 stables and a tack room, into a residential dwelling, addressing only siting and access at this Approval in Principle stage.
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The officer determined the site is in protected countryside, zoned 'not for development', outside settlement boundaries, strictly controlling development per Spatial Policy 5.
Strategic Policy 2 - Priority for new development to identified towns and villages
Focuses new development in existing settlements unless complies with GP3. Site outside settlements like St Johns and Crosby, in open countryside, so fails to direct housing appropriately.
Spatial Policy 5
New development only in defined settlements or countryside per GP3. Proposal in protected rural area without GP3 exception, confirming unacceptable principle.
General Policy 3
Acceptable development in non-zoned areas limited to specific exceptions like conversion of valuable rural buildings (b), significant previously developed land (c). Fails (b) lacking historic interest and redundancy evidence; fails (c) as redevelopment increases impact despite some PDL.
Environment Policy 1
Countryside protected for its own sake. Residential conversion intensifies use in sensitive landscape, increasing harm.
Environment Policy 2
Protects landscape quality. Proposal heightens visual and environmental impact beyond overgrown stable.
Housing Policy 11
Conversion of redundant rural buildings of interest if intact, suitable size, compatible. Modern stable not of interest (per agent), unproven redundant, capable but residential change harms character; fails key tests despite services proximity.
Environment Policy 16
Limits countryside development. Stable lacks qualities warranting exception.
Do not oppose (DNOC) the application subject to parking and layout within the applicants site to be reserved matters.
No objections.
Highway Services initially raised visibility concerns but later provided conditional no objection; DEFA Ecosystem Policy objected without a Preliminary Ecological Appraisal; DEFA Environmental Protection requested drainage details; German Parish Commissioners had no objection.
Key concern: dense scrub habitat loss leading to net biodiversity loss contrary to Environment Policy 1
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking.
Highway Services HDC
The applicant should demonstrate the vehicular access splays achievable onto the A1 at set back distances of 2.4m and 2m using the method outlined in the Manual for Manx Roads document.; Can the access visibility splay looking both ways from the site access onto the A1 be improved by cutting back hedges/tree vegetation adjacent to the A1 carriageway?
Highway Services HDC
Conditional No ObjectionHighway Services do not oppose (DNOC) the application subject to parking and layout within the applicants site to be reserved matters.; this development would increase dwellings along the access road to 5 which is the maximum allowed off a private drive to Manual for Manx Road standards
Conditions requested: parking and layout within the applicants site to be reserved matters
DEFA Ecosystem Policy
ObjectionThe Ecosystem Policy Team therefore recommend that a Preliminary Ecological Appraisal (PEA)... be submitted to Planning prior to determination of this application.
Conditions requested: Preliminary Ecological Appraisal (PEA), adhering to CIEEM Guidelines for Preliminary Ecological Appraisal (2nd edition 2017), be undertaken by a suitably qualified ecologist, and a report detailing the findings be submitted to Planning prior to determination; PEA and any resulting survey reports should include proportionate mitigation measures (including, avoidance, minimisation and compensation measures); Should the PEA identify that further detailed surveys are required, these should also be undertaken and reports submitted to Planning prior to determination
DEFA Environmental Protection Unit
please can additional information be provided for the foul drainage infrastructure for the development.; If a sewage treatment works is connected to a drainage ditch or watercourse a discharge license will be required.; If the discharge is connected to a soak-away; percolation tests will need to be carried out in accordance with Building Regulations.
German Parish Commissioners
No ObjectionMy Commissioners have no objection to the following applications 24/0344 approval in principle for conversion of stable block to living accommodation Knock Dhoo Main Road Greeba
