22 May 2025 · Planning Committee
Plot East Of Roughlands, Castletown Road, Port St Mary, Isle Of Man, IM9 5lt
The proposal is for a new detached dwelling with a ground floor area of 298sqm including an integral four-car garage, bedrooms, utility, and plant rooms, and a first floor of 295sqm with open-plan living/kitchen/dining, bedrooms, study, and a 170sqm wrap-around terrace offering bay views.
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The officer noted the proposal does not fully align with GP3, HP4, EP1 and SP3 which restrict development outside designated areas to preserve countryside, but Strategic Policies 1, 2 and 10 provide f…
General Policy 3
Restricts development in countryside/non-designated areas. Site outside settlement boundary conflicts, but officer applied flexibility from SP1/2 for sustainable urban extensions given proximity to services and integration with residential context.
Strategic Policy 1
Supports new dwellings in sustainable extensions of settlements optimising infrastructure. Site's edge location and connectivity justified principle of development.
Strategic Policy 2 - Priority for new development to identified towns and villages
Priority for development in towns/villages or sustainable extensions. Applied to accept infill in urban transition margin compatible with residential surroundings.
Strategic Policy 10
Promotes integrated journeys minimising car use. Site near bus corridor and facilities reduces private vehicle reliance.
Environment Policy 1
Protects countryside. Partial conflict due to greenfield site, outweighed by urban extension benefits.
Environment Policy 4
Protects biodiversity. Mitigation via conditions for bird bricks, lighting, landscaping addressed scrub habitat loss for birds/invertebrates.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Mitigation against habitat loss. Conditions ensure native hedging, bird/bat features and vegetation removal outside nesting season.
Environment Policy 14
Prohibits loss of high-quality (Class 1-3/2) agricultural land. Class 3/4 soils not protected; site unused scrub.
General Policy 2
General development considerations including amenity, highways, safety, infrastructure. Acceptable design, separations, parking, power line condition (m).
Energy Policy 2
Safeguards land near overhead high-tension lines. Pre-commencement diversion condition ensures compliance despite initial utility objection.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Garage, car parking and manoeuvring areas
Prior to the occupation of any dwelling hereby approved, the garage, car parking and manoeuvring areas shall be provided in accordance with the approved plans. Such areas shall not be used for any purpose other than for purposes associated with the development and shall remain free of obstruction for such use at all times.
Access design and visibility splays
The development hereby approved shall not be occupied or operated until all access design and visibility splays have been provided in accordance with the approved plan (Drawing No. 2403_102 Rev A). The visibility splay shall have no obstructions greater than 1m in height within the splay zone and shall be retained as such thereafter.
Access bound and consolidated
The access to the site shall be bound and consolidated within 5 meters of the adopted highway boundary.
Surface water drainage system
Prior to the occupation of the dwelling hereby approved, the surface water drainage system, including the use of soakaways, shall be implemented in accordance with Drawing No. 2403_102 Rev A. The surface water drainage system shall be permanently retained thereafter in accordance with the approved scheme.
Materials and finishes schedule
No above ground floor development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces (including brickworks and mortar details), including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless strictly in accordance with the approved details.
No permitted development rights
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2025 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling, and no garages or other free standing buildings shall be erected within the curtilage of the dwellings hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
External lighting scheme
Prior to the installation of external lighting at the site, a detailed external low level lighting scheme shall be submitted to and approved in writing by the Department. The lighting of the site will be designed in accordance with the recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12th September 2018). The lighting details shall include detailed drawings of the proposed lighting columns and fittings, information about the levels of luminance and daily duration and any measures for mitigating the effects of light pollution. The development shall not be carried out other than in accordance with the approved plan.
Soft landscaping scheme
Notwithstanding the details that have been submitted, no above ground floor development shall commence until a detailed soft landscaping scheme incorporating native hedging, has first been submitted to the Department in writing to be agreed. The scheme shall include a detailed landscaping layout, details of planting including plant sizes and proposed numbers/densities, site levels, and details of the landscape features (hedges and trees) marked to be retained on site, as well as a programme for the implementation and completion of the proposed landscaping. The development shall be carried out in accordance with the approved scheme and as such thereafter. Any retained tree or plantings within the site which within five years of the approved development being occupied or completed (whichever is the later) dies, are removed or become seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department.
Bird brick plan
Prior to commencement of development hereby approved, a bird brick plan shall be submitted and approved in writing, recommending integrated bird bricks suitable for starlings or house sparrows instead of bird boxes. The bird and bat mitigation measures shall then be fully implemented in accordance with the approved plans and retained as such thereafter.
Bird strike prevention on balustrades
The clear glass balustrades must be installed with methods for the prevention of bird strike which may include etching, decals or ultraviolet coatings prior to the building being brought into use and shall be retained as such thereafter.
Power line diversion plan
Prior to the commencement of development hereby approved, a formal power line diversion plan shall be submitted to and approved in writing by the Department. The plan shall ensure compliance with Energy Policy 2 and General Policy 2 (m), addressing public safety, infrastructure integrity, and required clearances. The diversion works shall be fully implemented prior to the erection of any dwelling on-site and retained as such thereafter.
No significant negative impact upon highway safety, network functionality and/or parking. No objection subject to conditions on access, visibility, driveway and parking.
No objection; ensure no surface water runoff to highway per Highway Act 1986.
Remove objection to planning application.
No objection provided ecological mitigation conditions secured for lighting, landscaping, bird bricks and bird-strike prevention.
Supported the application.
DEFA Energy and Minerals raised concerns about potential mineral removal requiring consent and royalties, requesting corrected site level information; Arbory and Rushen Parish Commissioners supported the application.
Key concern: potential removal of vested minerals requiring DEFA Mining Permission and royalties
DEFA Energy and Minerals
Conditional No ObjectionAll minerals existing in their natural condition were vested in The Department of Trade and Industry (now DEFA) under the Minerals Act 1986 (as amended); if any mineral are to be removed from the curtilage of the surface holder's landholding, it is a requirement that you must contact DEFA's Energy & Minerals Team and obtain consent; The Department would like to highlight that they are the owners of any minerals found beneath the site and any removal of stone from the curtilage of the development would require Mining Permission from the Department
Conditions requested: contact DEFA Energy & Minerals Team and obtain consent if any minerals removed; correct Planning Application form to show change in surface level; submit drawings clearly demonstrating change in site levels for stone tonnage analysis; obtain Mining Permission from DEFA for any removal of stone; may require payment of royalties on material removed
Arbory and Rushen Parish Commissioners
SupportAt their February meeting the Commissioners considered and supported the following applications: ... c) 25/90019/B Erection of a new dwelling, Plot East Of Roughlands, Castletown Road.
DEFA Energy and Minerals Team
Conditional No ObjectionWe acknowledge the updated site section plans in respect of the above application and the estimation of the cut/fill balance of the development.; Further details and an application for Mining Permission can be found on the Isle of Man Government's website - Mines and Minerals page (https://www.gov.im/categories/business-and-industries/mines-and-minerals/) under "Minerals Application Form"
Conditions requested: obtain Mining Permission from the Department for any removal of stone; payment of royalties on the material removed
