15 August 2024 · Acting Head of Development Management (Abigail Morgan)
Plot 1, Field 312909, Main Road, St Johns, Isle Of Man, IM4 3rd
The proposal is a reserved matters submission following outline approval PA 21/00365/A, detailing the siting, design, layout, appearance, landscaping, and drainage for a single-storey detached bungalow (227sqm internal floor area, 6.7m ridge height) and double garage (8m x 7m) on part of Field 312909 in Balladoyne, St …
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The principle of residential development was established by prior Approval in Principle PA 21/00365/A and the site's allocation in St John's Local Plan Area 1 for up to six single-storey dwellings.
General Policy 2
Requires development to respect amenity, character, highways, drainage, trees, and ecology. Officer assessed proposal against all elements (a, d, f, h, i, j), finding no significant adverse impacts on these aspects due to design, separation distances, mitigation, and parking provision.
Housing Policy 4
New housing primarily in towns/villages or sustainable extensions. Site in St Johns (service village) and Area 1 confirms appropriateness.
Housing Policy 6
Zoned residential land developed per local plan brief. Proposal aligns with Area 1 brief (single-storey, max 6 units) and provides required layout/details.
Transport Policy 4
Assessed access and highways; safe visibility and estate access accepted.
Transport Policy 7
Parking standards met with 4 spaces; near public transport.
Strategic Policy 1
Efficient land use; infill in designated Area 1.
Strategic Policy 2 - Priority for new development to identified towns and villages
Priority to towns/villages; St Johns qualifies.
Strategic Policy 4
Protect/enhance nature conservation/landscape; landscaping and tree mitigation ensure integration.
Spatial Policy 5
Design/visual impact; single-storey scale and materials in keeping.
Environment Policy 4
Protects biodiversity/protected species; bat/bird boxes and lighting per consultee advice.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Mitigation for habitat loss; tree replacements and landscaping.
Residential Development within Development Area 1
Permits residential in Area 1 per development brief (max 6 single-storey units, no dormers, advance layout, archaeology). Proposal is single-storey bungalow as 1 of 6, with layout and no further archaeology needed per MNH.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Materials approval
Prior to the installation of external finishes and materials, a schedule of materials, finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, shall be submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details and retained thereafter.
No extensions/alterations
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.
Tree protection 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.
Landscaping scheme
The Landscaping of the site must be undertaken as per the Proposed Site Plan (Drawing No. P-03) and retained as such thereafter. 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. Thereafter, all soft and hard landscape works shall be permanently retained in accordance with the approved details.
Bird and bat boxes
The development hereby approved shall not be occupied/brought into use unless the bird and bat boxes, have been installed/constructed in accordance with details submitted. The mitigation bird and bat boxes are to be erected on site as detailed in the details in Proposed Elevations (Drawing No. P-04) and maintained thereafter.
External lighting scheme
No external lighting shall be installed or operated within the site other than in accordance with the scheme of low level lighting (designed in accordance with the recommendations outlined in the BCT and Il-P Guidance Note 8 Bats and Artificial Lighting (12 September 2018), which shall be submitted to and approved in writing by the Department, and maintained thereafter.
Parking and access provision
The development hereby approved shall not be occupied or brought into use until the service road, parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than for access, movement, and parking associated with the development and shall remain free of obstruction for such use at all times.
No significant negative impact upon highway safety, network functionality and/or parking subject to service road, turning and parking areas implemented before first occupation
Support the application and suggest constraints and mitigation from MWT Ecological Appraisal form part of consent
Content with landscaping and wildlife box details; request conditions for bat/bird bricks, landscaping retention, and bat-friendly outdoor lighting
No objection
Highway Services, Ecosystem Policy Team, Manx National Heritage, and German Parish Commissioners all raised no objections to the application, with Highways and Ecosystem requesting specific conditions related to infrastructure and ecology; a neighbour representation raised privacy and survey concerns but is not a statutory consultee.
Highway Services HDC
Conditional No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking subject to the service road, turning and parking areas to be implemented before first occupation of the proposals.
Conditions requested: service road, turning and parking areas to be implemented before first occupation of the proposals
Ecosystem Policy Officer (DEFA)
Conditional No ObjectionThe Ecosystem Policy Team can confirm that we are content with the landscaping and wildlife box details contained in the Proposed Site Plan (Drawing No. P-03) and the Proposed Elevations (Drawing No. P-04).
Conditions requested: Artificial bat and bird bricks must be installed in line with the details in Proposed Elevations (Drawing No. P-04) and maintained thereafter.; Landscaping must be undertaken as per the Proposed Site Plan (Drawing No. P-03) and retained thereafter. Any 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 plants of a native species and size to be first approved in writing by the Department.; All boundary hedges and trees shown on Proposed Site Plan as to be retained, must be retained and protected from damage and disturbance during construction works. - It might be best to request a protection plan for this to ensure that tree root areas are suitably protected.; No permanent outdoor lighting shall be installed unless a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing. All works must then be undertaken in full accordance with this plan.
Manx National Heritage
SupportWe support this application and suggest that the constraints and mitigation outlined in section 6.0 of the MWT Consultancy Services Preliminary Ecological Appraisal form part of the consent if this application is deemed eligible for approval.
Conditions requested: the constraints and mitigation outlined in section 6.0 of the MWT Consultancy Services Preliminary Ecological Appraisal form part of the consent
German Parish Commissioners
No ObjectionMy Commissioners have no objection to the following applications 24/0276 reserved matters part field 312909 Ballaadoyne Farm St Johns
