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Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 Mr Jeremy Humphries PO Box 2 Castletown IM99 5DJ TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019 In pursuance of powers granted under the above Act and Order the Department of Environment, Food and Agriculture determined to APPROVE an application by Mr & Mrs Russell and June Collister, Ref 25/90019/B, for the Erection of a new dwelling at Plot East Of Roughlands Castletown Road Port St Mary Isle Of Man IM9 5LT . Any conditions or notes which apply to the approval are set out below. This approval is subject to compliance with any conditions listed and may not be implemented until it becomes final (see guidance notes). 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals. 2. 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. Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety. 3. 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. Reason: To ensure that sufficient provision is made for off-street parking in the interests of highway safety. 4. The access to the site shall be bound and consolidated within 5 meters of the adopted highway boundary.

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Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 Reason: To ensure a durable and stable surface that prevents debris from being carried onto the public highway, in the interest of highway safety. 5. 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. Reason: To ensure adequate drainage facilities are provided and retained, in the interests of the amenity of the area. 6. 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. Reason: To ensure that the development is carried out to the highest standards of materials, in the interests of the appearance of the development and the visual amenities of the area. 7. 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.

Reason: To control development in the interests of the amenities of the surrounding area. 8. 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. Reason: To provide adequate safeguards for the ecological species existing on the site. 9. 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.

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Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 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. Reason: In the interests of protecting and enhancing the biodiversity of the environment. 10. 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. Reason: To ensure adequate safeguards for the ecological species existing on the site and locality, in line with Environmental Policies 4 and 5. 11. 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. Reason: In the interest of preventing bird strikes, given the large size of glazing and location of dwelling. 12. 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. Reason: To ensure the safe and compliant relocation of the existing overhead power lines, maintaining public safety and infrastructure integrity in accordance with Energy Policy 2 and General Policy 2 (m). This decision relates to the following documents and plans: Drawings: o DWG No. 100 - Location Plan o DWG No. 101 - Site Plan Existing o DWG No. 102_A - Site Plan Proposed (24 Feb 25) o DWG No. 103 - Detailed Plans o DWG No. 104 - Elevations o DWG No. 105 - Street Elevations o DWG No. 106 - Site Sections (24 Feb 25) o DWG No. 24602 S 1 - Measured Survey Documents: o Ecology Vannin Report (28 Mar 25) o Biodiversity Plan

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Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 Correspondence: o Correspondence from Agent to Planning Officer on Soil Extraction (29 Jan 25) This decision has been made for the following reasons(s) The proposed development does not fully align with the broader principles of General Policy 3 (GP 3), Housing Policy 4 (HP 4), Environment Policy 1 (EP1), and Strategic Policy 3 (SP 3), which seek to restrict development outside designated areas and preserve the countryside. However, Strategic Policies 1, 2, and 10 provide flexibility for sustainable extensions to existing settlements, particularly where access to infrastructure, transport, and essential services is optimized. The site's proximity to existing residential areas and public transport networks, including a bus transit corridor in Port St. Mary, ensures strong connectivity, reducing reliance on private car use in line with Strategic Policy 10. The design and layout integrate well with the built environment, maintaining visual and residential amenity while biodiversity concerns are addressed through mitigation measures. The proposal exceeds parking requirements, ensures adequate highway access, and incorporates necessary infrastructure safeguards, including conditions for power line diversion under Energy Policy 2 and General Policy 2 (m). Additionally, the site's Class 3 agricultural soil classification confirms it does not result in the loss of high-quality agricultural land, meeting the requirements of Environment Policy 14. Date of Issue: 22nd May 2025 J CHANCE Director of Planning and Building Control

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Department of Environment, Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 Guidance Note This decision was made by the Planning Committee in accordance with the authority delegated to it. This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation. A copy of the Officer’s report and any correspondence which informed the assessment and decision is available to view on the Government’s website (via https://pbc.gov.im/online- applications/) Implementation A determination to grant planning approval does not have effect - · if an appeal is submitted until the appeal is determined or withdrawn; or · if no appeal is submitted, but there are potential appellants in addition to the applicant, until the time within which an appeal may be submitted has expired (21 days from the date of this notice). Development must be carried out in accordance with the approved plans and any attached conditions (irrespective of any changes that may separately be requested at the Building Control stage or by any other Statutory Authority). This approval does not remove the need to also comply with any other relevant legislation. Any conditions requiring certain works, submissions etc. prior to commencement of development must be fulfilled prior to work starting on site. Failure to adhere to this approval and meet the requirements of all conditions may invalidate this approval or result in formal enforcement action. Appeal Any appeal can only be made by a person who has been accorded rights to do so, must be in writing, include the appropriate fee and be submitted to the Department within 21 days of the date of this Notice. Guidance on how to appeal is available at gov.im/howtoappeal