Field 425317, Main Road, Ballabeg, Castletown, Isle Of Man, IM9 4ez
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General Policy 3
Site is not zoned for residential use and therefore this application needs to demonstrate compliance with General Policy 3 and Environment Policy 1. (DEFA Ecosystem Policy Officer)
Environment Policy 1
Site is not zoned for residential use and therefore this application needs to demonstrate compliance with General Policy 3 and Environment Policy 1. (DEFA Ecosystem Policy Officer)
Environment Policy 42
The site has been designed to be screened by the existing trees which will be retained and built close to existing buildings. The design of the property is in keeping with Ballabeg village and reflects the finishes and unique style of Friary Farm. (applicant planning statement)
Strategic Policy 2 - Priority for new development to identified towns and villages
The site is located within the existing settlement of Ballabeg and is close to existing dwellings and Friary Farm. The site is within walking distance to bus stops, schools and shops and we consider that the proposal will fall under Sustainable Urban Extension. (applicant planning statement)
Housing Policy 4
The site is located within the existing settlement of Ballabeg and is close to existing dwellings and Friary Farm. The site is within walking distance to bus stops, schools and shops and we consider that the proposal will fall under Sustainable Urban Extension. (applicant planning statement)
The development appeared to be in keeping with surrounding properties, clearly within the curtilage of Ballabeg and located very close to Friary Farm. The Board felt that were the Department minded to approve the development that it would blend in reasonably well with the surrounding built environment.
Discharging the SW into the stream or the surface water sewer are both acceptable. Manx Utilities have no further comments to issue.
After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking. (from list email)
Highways requests revisions due to inadequate visibility splay; Ecosystem Policy Officer raises no objection subject to landscaping and tree protection conditions; Parish Commissioners note support if approved; Manx Utilities confirm no objection to surface water drainage options.
Key concern: visibility splay inadequate for 30mph speed limit
Highways Development Control
Conditional No ObjectionThe applicant should increase the visibility splay distance to 43m to match the requirement for the posted speed limit, or provide traffic count data showing that the given visibility is sufficient for the passing speed of traffic.; Recommendation: Request further information / revisions.
Conditions requested: increase visibility splay to 43m or provide traffic count data; any obstruction within visibility splay maximum 1.05m height; 2m x 2m pedestrian visibility splay with maximum 0.60m obstruction height; minimum access width 3.1m or 3.4m if shared with pedestrians; access lane bound and consolidated surface for minimum 5m back from highway; access gradient not exceed 1:25 or 4%; access gates setback minimum 5m from highway boundary; surface water run-off not discharged onto highway with details agreed by Drainage Team; Section 109(A) Highway Agreement post planning consent
Ecosystem Policy Officer, DEFA
Conditional No ObjectionShould Planning determine that residential development in this area is appropriate and compliant with the above policies, the Ecosystem Policy Team would not object to development of this area provided that new native, or near-native hedging and trees are planting on site; We therefore request that a condition is secured for the full application to be accompanied by a soft landscaping plan
Conditions requested: full application accompanied by soft landscaping plan detailing location and species of new native or near-native tree and hedge planting; all boundary trees retained and detailed application accompanied by tree protection plan
Arbory and Rushen Parish Commissioners
SupportThe Board felt that were the Department minded to approve the development that it would blend in reasonably well with the surrounding built environment.; NOTE not designated but policies quoted seem reasonable.
Manx Utilities Drainage
No ObjectionDischarging the SW into the stream or the surface water sewer are both acceptable.; Manx Utilities have no further comments to issue.
