9 May 2024 · Planning Committee
Land Adjacent To, Ginger Hall Hotel, Ballamanagh Road, Sulby, Isle Of Man, IM7 2hb
The proposal involves building seven detached single-storey bungalows (Plots 1-6 similar two-bedroom designs, Plot 6 smaller, Plot 7 with dormers) and five garages on a 0.55ha overgrown vacant site on the eastern edge of Sulby village, accessed via a new cul-de-sac off the A3 for Plots 1-6 and separate access for Plot …
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The principle of 7 dwellings was established by prior approval under PA 17/00462/B (granted at appeal in 2018 despite local plan brief for only two), found acceptable by previous officer, committee, a…
Spatial Policy 5
Requires high quality design and visual impact. Officer assessed scheme as high quality layout without detriment to locality amenities, appropriate for enclosed micro-estate.
Spatial Policy 4
Development in remaining villages. Site zoned 'Predominately Residential Use & Woodland' under Sulby Local Plan; redevelopment acceptable despite brief conflict, per prior approval.
General Policy 2
General development considerations. Principle, design, layout compliant; prior refusals on cramped layout/highways overcome by 2018 approval and revisions.
Environment Policy 10
Development and flood risk. Culvert design satisfies 1-in-100+CC per Flood Risk Management; no additional condition needed as covered by Section 20.
Environment Policy 42
Designed to respect character/identity of locality. Materials and landscaping appropriate; no visual detriment.
Transport Policy 4
Highway safety. Revised splays, audit responses, bus stop upgrades acceptable to Highways.
Transport Policy 7
Parking. Garages/parking areas required prior to occupation.
Time limit
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.
Parking provision
Prior to the occupation of any dwelling the garage, car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter. Reason: To ensure that the strategic plan car parking standards are provided.
Access and visibility splays Plots 1-6
Prior to the occupation of the hereby approved dwellings on Plot 1 to 6 the access as shown on drwg. no. 000.01 RevB must be completed in accordance with this approved plan. Furthermore, visibility splays of 2.4 metres by 90 metres in both directions are required to be provided by this access serving Plots 1 to 6 and thereafter kept permanently clear of any obstruction exceeding 1050 mm in height above adjoining carriageway level. Reason: In the interests of highway safety.
Access and visibility splays Plot 7
Prior to the occupation of the hereby approved dwelling on Plot 7 the access as shown on drwg. no. 000.01 RevB must be completed in accordance with this approved plan. Furthermore, visibility splays as shown on drwg. no. 000.01 RevB are required to be provided and thereafter kept permanently clear of any obstruction exceeding 1050 mm in height above adjoining carriageway level. Reason: In the interests of highway safety.
Tree protection
Prior to the commencement of development, including construction and enabling works, details of protective fencing and construction exclusion zones with respect to all retained trees and boundary vegetation during construction works shall be submitted to the Department for approval in writing. All works must then be undertaken in strict accordance with the approved details. Reason: To safeguard retained trees and in the interests of biodiversity.
Landscaping scheme
All hard and soft landscaping, including all bat and bird bricks/boxes to be installed on site, shall be undertaken in full accordance with the approved landscaping scheme, namely dwrg. no. 000.02 RevB. 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 during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. Reason: In the interests of biodiversity and to ensure the delivery of an appropriate landscaping scheme.
Bat-sensitive lighting
No permanent outdoor lighting shall be installed until a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/12 on Bats and Artificial Lighting (2023), has been submitted in writing to the Department for approval. All works must then be undertaken in full accordance with this plan. Reason: In the interests of biodiversity.
no objection subject to access arrangements per drawings 040 RevA, 000.01 RevB, 000.02 RevB; revisions addressed audit issues; visibility acceptable; S109(A) agreement required post-consent
advise S8 adoption agreement; protect existing foul sewers; no surface water to foul systems
bat report suitable; request conditions for mitigation plan, pre-felling inspections, bat boxes, lighting plan
satisfied with 600mm culvert for 1-in-100+CC; details for Section 20 application
no concerns; precautions for runoff/sediment near watercourse
DOI Highways initially requested further information on visibility splays, pedestrian access, parking, and bus stop improvements but later raised no objection subject to conditions; DEFA Biodiversity requested specific ecological mitigation conditions; Lezayre Parish Commissioner…
Key concern: flooding risks to Carrick Park from inadequate drainage and culvert capacity
Department of Infrastructure Highways Development Control
Conditional No Objection"Visibility splays have been provided... in excess of the Manual for Manx Roads requirement"; "Recommendation: Request further information/alterations"
Conditions requested: Alterations to visibility splays to show land ownership; Alteration to pedestrian crossing for easier accessible access; Increase Plot 6 driveway depth to minimum 5.5m; Provision of separate secure covered bicycle parking for Plot 6 to Manual for Manx Roads requirement; Section 109(A) Highway Agreement post-consent; Road safety audit for new junction; Run off/surface water drainage to prevent flow onto public road; Retain or provide alternative road drainage agreed with Highways Drainage team
Department of Infrastructure Highways Development Control
Conditional No Objection"Highway Services Development Control raises no objection to the proposal subject to..."; "Recommendation: DNOC"
Conditions requested: All access arrangements including visibility splays to accord to Drawings No. 040 Rev A, 000.01 Rev B and 000.02 Rev B; Section 109(A) Highway Agreement post-consent
DEFA Biodiversity
Conditional No Objectiona suitable level of assessment has been undertaken
Conditions requested: Ecological mitigation plan prior to works including pre-felling bat inspections, bat boxes, reasonable avoidance measures, wildflower areas with possible S13 agreement, runoff/pollution prevention, tree protection; Bat and bird bricks/boxes installed as per Landscaping Site Plan Drawing no. 000.02 A and plot elevations; Hedge and tree landscaping as per Drawing no. 000.02 A; No external lighting unless low level lighting plan per BCT Guidance approved
Lezayre Parish Commissioners
ObjectionOver development of the site
Conditions requested: Confirm contact with Fisheries Directorate; Move garage at plot 5 forward for ditch access
Lezayre Parish Commissioners
Conditional No Objectionthe Commissioners will support these suggestions and hope that the planning application will only be approved, once the full details are agreed
Conditions requested: Submit cross sections showing site levels; Drainage improvements agreed with DOI Flood Risk Manager before approval; Site owner bear cost of ditch drainage improvements
Lezayre Parish Commissioners
ObjectionThey feel no building should be allowed on the site until the current drainage issues that affect Carrick Park have been permanently resolved
Department of Infrastructure Flood Risk Management Division
ObjectionWe still have concerns with flooding from the stream into Carrick Park
Department of Infrastructure Flood Risk Management Division
Conditional No Objection"we are satisfied the 600mm dia culvert is sufficient"; "DNOC"
Conditions requested: Details of inlet and outfall in Flood Risk Management Act 2013 Section 20 application; Design to CIRIA guide C786 Culvert Screen and Outfall Manual; Concrete protection above shallow culvert
