5 August 2024 · Delegated - Principal Planner Jason Singleton
Balladoyne, Main Road, St Johns, Isle Of Man, IM4 3na
The proposal involves building a new two-storey traditional-style cottage within the residential curtilage of Balladoyne Farmhouse on the A1 Peel Road in St Johns, featuring natural slate roof, painted render and timber cladding, with large rear glazing for solar gain.
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The officer assessed the principle of development as acceptable given the site's location within a 'Predominantly Residential' zoning per St Johns Local Plan, settlement boundary, and adjacency to exi…
General Policy 2
Requires consideration of amenity, highway safety, biodiversity, trees/landscape features, design, parking and sustainable transport. Officer assessed proposal as compliant due to no harm to amenities, improved access/parking, tree mitigation, biodiversity enhancements and character-respecting design.
Strategic Policy 1
Promotes development in settlements. Site within settlement boundary and residential curtilage supports efficient land use for housing.
Strategic Policy 2 - Priority for new development to identified towns and villages
Prioritises housing in towns/villages like St Johns. Proposal aligns as infill in residential area near public transport.
Strategic Policy 10
Site on A1 public transport corridor with parking/EV provision reduces car dependency.
Housing Policy 4
New housing primarily in towns/villages or sustainable extensions. Acceptable in principle within St Johns residential area.
Housing Policy 6
Supports housing in appropriate locations; site compatibility confirmed.
Environment Policy 42 - character and need to adhere to local distinctiveness
New development to reflect local character/identity. Traditional design, materials and landscaping ensure integration.
Transport Policy 7
Requires adequate off-street parking. 3+ spaces provided exceeding standards.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Access, parking and turning
The development hereby approved shall not be occupied or operated until the access, parking and turning areas have been provided in accordance with the approved plan (Drawing No. P11 Rev A). Such areas shall not be used for any purpose other than the parking associated with the development and shall remain free of obstruction for such use at all times.
Detailed landscaping plan
Notwithstanding the details that have been submitted, the development hereby approved shall not commence until a detailed landscaping plan, has first been submitted to the Department in writing to be agreed. The detailed landscape plan shall include a detailed landscaping layout, details of planting (no none non-native species), hard surfacing materials, site levels, and details of the landscape features (hedges and trees) marked to be retained on site. Soft landscaping works shall include: planting plans (at a scale not less than 1:100), written specification of planting and cultivation works to be undertaken and schedules of plants, noting species, plant sizes and proposed numbers / densities and a programme for the implementation, completion and subsequent management of the proposed landscaping. No Wildlife Act 1990 Schedule 8 non-native invasive plant species are to be planted on site. The development shall be carried out in accordance with the approved scheme and shall be retained as such thereafter. Any additional removal must be compensated for by replacement planting in accordance with details which have first been approved in writing by the Department.
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 approved Plan (Drawing No. P12 Rev B) received 19 May 2024. The boxes/bricks shall be retained thereafter.
External lighting
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 has been submitted to and approved in writing by the Department.
Tree protection measures
The development hereby approved shall be carried out strictly in accordance with the tree protection measures detailed in the Outline Tree Protection Plan (Drawing No.TP-080524). The protection measures detailed on this plan shall be fully installed, implemented and retained for the duration of the construction process, unless stated otherwise. Within the Construction Exclusion Zones identified on this drawing, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit, without prior written consent of the Department.
Replacement tree planting
The replacement tree planting shown on Drawing No. P11 Rev A, shall be carried out in the first planting season following the removal of the existing trees. Any replacement trees which, within a period of five years from their planting die, are removed or, in the opinion of the Department, become seriously damaged or diseased, shall be replaced as soon as is reasonably practicable, or in the next planting season, with others of similar size, species and number as originally approved, unless the Department gives written consent to any variation.
Materials approval
Prior to the installation of external finishes and materials, a schedule of materials and 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.
Prohibited permitted development
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 development shall be undertaken under the following classes of Schedule 1 of the Order at any time: Class 14 - Extension of dwellinghouse; Class 15 - Garden sheds and summer-houses; Class 16 - Fences, walls and gates; Class 17 - Private garages and car ports.
No significant negative impact upon highway safety, network functionality and/or parking; enough parking on-site; vehicular access modifications acceptable subject to conditions.
Content with proposed landscaping, hedge and tree planting as adequate mitigation for tree removal; content with bird/bat boxes subject to condition; no further bat assessment required.
No objection to the application.
Highway Services, Highways Drainage, Ecosystem Policy Team, and German Commissioners all raised no objections to application 24/00561/B, with conditions requested for landscaping, bat/bird boxes, access, parking, and drainage compliance.
Key concern: entrance onto the busy A1 opposite the Arboratum
Ecosystem Policy Manager
Conditional No Objectionbased on the updated information the Ecosystem Policy Team can confirm that we are content with the proposed landscaping including hedge and tree planting as we believe this provides adequate mitigation for the tree removal; the photos also do not show any obvious roosting locations for bats in the trees, though there could be opportunities in the larger sycamore or ash which are not showing on the photos, but we do not believe that further assessment is required
Conditions requested: landscaping including hedge and tree planting to be secured via condition on approval; built in bird and bat boxes shown on Proposed Elevation Drawings (Drawing no. P12 Rev B) to be secured via a condition; bird box located high up on the north elevation; bat box located high up on the south or east elevation
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 as there is enough parking on-site for the proposed and existing dwellings and the vehicular access will be modified
Conditions requested: conditions on vehicular access, parking, visibility splays, vehicular turning and hardstanding, boundary wall treatment, and first 5m of access to be of consolidated/bound material, as per approved plans completed before first occupation of the new dwelling
Highway Services HDC
No ObjectionHighway Services HDC have reviewed the updated information for planning application 24/00561/B dated 18 Jun 2024 online and have no further comments to make
Highways Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads
Conditions requested: applicant should be aware of and demonstrate compliance with Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads
German Commissioners
No ObjectionNO OBJECTIONS however the Commissioners have some concerns about the entrance onto the busy A1 opposite the Arboratum
Ecopolicy Officer
No CommentThe Ecosystem Policy Team would like clarification regarding the tree removal aspect of this application; Consistent and accurate plans should be provided prior to determination of this application
