1 July 2025 · Planning Committee
Land West Of Merrion Park, Old Castletown Road, Port Soderick, Isle Of Man, IM4 1bb
The proposal involves building a detached two-storey dual pitch double-fronted four-bed dwelling with an attic room, attached garage, utility room, solar panels, air source heat pump, and EV charging point on mown grass land rising from Old Castletown Road.
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The principle of a dwelling was established as acceptable by Planning Inspector's appeal decision AP23/0036, which determined the site as an infill plot within the hamlet of Ballaveare that would cons…
Spatial Policy 5
Requires new development to make a positive contribution to the environment. Officer found the design, renewable energy features, and landscaping enhanced the environment, consolidating the hamlet without countryside expansion as per prior appeal.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design/landscaping, not harm landscape character, protect wildlife, provide safe access/parking, and reduce energy use. Proposal met criteria (b),(c),(d),(f),(g),(h),(i),(j),(l),(n) via sympathetic design, separations, access details, drainage, tree protection, and energy measures.
Environment Policy 22
Prohibits unacceptable harm from pollution including noise/light. ASHP (45dB(A)) and lighting impacts mitigated by separation, planting, and road proximity; no adverse effects on neighbour.
Environment Policy 3
Promotes environmental benefits via energy reduction. Solar panels, ASHP, insulation, and EV charging welcomed as reducing fossil fuels.
Environment Policy 4
Similar to EP3; supported inclusion of renewables contributing to Island's environmental goals.
Strategic Policy 4
Protects rural landscape quality and nature conservation, avoids pollution/disturbance. No harm found due to infill nature, mitigations, and drainage.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Tree protection measures
Prior to commencement, including clearing of the site, the tree protection measures as detailed on the Tree Protection Plan drawing no.TP-061124 Revision A shall be implemented. The Tree Protection Plan shall be followed until all elements of the new access, drive, parking and dwelling house construction are completed.
Landscaping scheme
No works above damp proof course shall take place until a hard and soft landscaping scheme has been submitted to and approved in writing by the Department. The scheme shall include details of the complete driveway surface, all new walls including the gateposts, fences, Manx banks, trees, hedgerows and any other boundary treatments and shall also include a planting specification [numbers, density, size, species and positions of all new trees and shrubs] along the boundaries, and the inclusion of some native species nesting boxes, and a programme of implementation. The works shall be carried out in accordance with the programme agreed within the first planting season following the completion or occupation of the development whichever comes first. The scheme shall be maintained and retained thereafter. Any trees or 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 with the same species within the next planting season unless otherwise approved in writing by the Department and retained thereafter.
Surface water drainage
Prior to any works above damp proof course on the site details of surface water drainage for the access and internal driveway must be submitted to and approved in writing by the Department, and all works must be carried out in full accordance with the approved details and shall be installed prior to the first coming into use of the approved access and driveway works and retained thereafter.
Materials approval
No construction above damp proof course shall take place until a detailed schedule of the external materials for use on the walls and roof have been submitted to and approved in writing by the Department. The works shall be carried out in full accordance with the approved details and retained as such thereafter.
Access, parking and turning
Prior to completion and or before the dwelling house is first brought into use, whichever occurs first, the new access, parking and turning and garage shall be completed as shown on drawing no. 2 and drawing no.4. Or if amended, as amended. The areas shall not be used for any purpose other than for access and the parking and turning of vehicles associated with the development and shall always remain free of obstruction for such use for the lifetime of the development. From its junction with the public highway, the first 6m of the site access should be bound and consolidated and conditioned as such. The gates should open inwards and be set back from the junction with the public highway a minimum of 5m. The visibility splays shall be constructed in full accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1.05m in height above adjoining carriageway level.
Energy installations
Prior to the dwelling house first being brought into use the Solar panels, Air Source Heat Pump, Electric Vehicle Charging Points and associated energy connections shall be installed according to the plans and supporting information and operational. The appliances shall be maintained as such thereafter.
No future extensions/garages
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 development shall be undertaken in accordance with any of the following Classes of Schedule 1 of the Order at any time: Class 14 Extension of dwellinghouse; Class 17 Private garages and car ports.
No objection
No objection: requested condition attached
No objection: requested informative attached
No objection; applicant should follow procedure to manage, contain and remove Montbretia
