7 October 2024 · Acting Head of Development Management (Abigail Morgan)
Field 314758, Main Road, St Johns, Isle Of Man, IM4 3lx
The proposal involves building one triple garage on plot 4 (9m x 7m, 2.7m eaves, 6m ridge, painted render, natural slate roof) and two triple garages on plot 5 (one 9m x 7m, the other 13.35m x 7m with canopy, white render, natural slate, timber cladding), plus foul drainage connecting to existing systems.
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The principle of residential development, including garages within curtilages, is established by prior approvals (20/00787/B, 19/01324/B), though permitted development rights are not yet active as dwe…
Strategic Policy 4
Requires protection of fabric and setting of ancient monuments. Assessed against cairn proximity for plot 5 garages/drainage; risks mitigated by watching brief and CEZs to safeguard archaeological remains.
Environment Policy 40
Protects archaeology sites. Plot 5 works near cairn pose risk per MNH and 2021 survey; condition for archaeological watching brief ensures supervision and protection during groundworks.
Environment Policy 41
Protects archaeology sites and surrounding paragraphs. Applied to cairn features extending northeast; monitoring via watching brief addresses potential impacts from garages and drainage.
Environment Policy 4
Protect habitats. CEZs protect trees, hedges, cairn; some encroachment on prior CEZs accepted for specific works, with hedging retention and no removal proposed.
General Policy 2
General development standards including no prejudice to adjoining land (part k). Garages visually in-keeping, no amenity harm; plot 6 access prejudice noted but applicant accepted, not fatal.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Construction exclusion zones
The construction exclusions zones and protection measures shall be fully installed, implemented and monitored as shown, detailed and annotated on drawing number 0725/PL103 Rev C-12-B and retained for the duration of the construction works approved under this application.
Dwellings prior to garage use
Prior to the first use of any garage hereby approved the permanent dwelling to which they are to be associated shall be constructed to eaves level.
No approval for plot 6 access
Notwithstanding the indicative detail shown on drawing number 0725/PL103 Rev C-12-B, no approval is granted to any access route to Plot 6.
No approval for A1 access through field 312711
Notwithstanding the access route shown on drawing 0725/PL103 Rev C-12-B no approval is granted to any vehicle access route from A1 Peel Road through field 312711.
Fencing to restrict Balladoyne Estate access
The fencing measures to restrict the movement of construction vehicles relating to the approved development through the Balladoyne Estate shall remain as shown and detailed on drawing number 0725/PL103 C-12-B and retained for the full duration of the construction works hereby approved.
Archaeological watching brief
Prior to the commencement of any works in relation to any plot 5 garage, any foul drainage to plot 6 or any rainwater/surface water drainage or soakaways connected to Plot 5 garages, details of a watching brief for all those works should be submitted to and approved in writing by the Department. This information shall include (but not limited to) details of suitably appointed persons, detail of extent of groundworks proposed, method of how groundworks will be undertaken on site, any protective measures including any construction exclusions zones, details of what will happen in the event any archaeological or other feature of interest is found and method of recording. The works shall only be carried out in full accordance with the watching brief details approved.
No objection (after amended plans)
Do not oppose; no significant negative impact on highway safety, network or parking
Acceptable as indicated on drawing 0725/PL103 Rev C12; private soakaways, section 8 adoption advised
Manx Utilities initially objected to drainage adoption but later accepted proposals with conditions; Highways and MNH raised no objections with recommendations; Ecosystem Policy raised tree protection concerns; a neighbour made representations on compliance and boundaries.
Key concern: Drainage does not meet Manx sewers for adoption requirements
Manx Utilities
ObjectionManx Utilities would not adopt the site because it does not meet Manx sewers for adoption; Having reviewed the drainage proposal Manx Utilities will not be in a position to adopt the drainage as it does not meet our Manx sewers for adoption requirements
Conditions requested: Each property responsible for own drainage within grounds and shared responsibility up to main connection; Recommend management company or responsibility written into deed
Manx Utilities
Conditional No ObjectionProposals are acceptable as indicated on drawing 0725/PL103 Rev C12; Soakaways to remain private and not considered for adoption
Conditions requested: Enter into section 8 adoption agreement prior to works; Details of each plot drainage on subsequent applications; No surface water discharges to foul/combined drainage
Highway Services HDC
No ObjectionNo significant negative impact upon highway safety, network functionality and /or parking; Highway Services HDC finds it to have no significant negative impact upon the highway network
Manx National Heritage
Conditional No ObjectionRecommend that an archaeological watching brief whilst groundworks for these developments are undertaken would be sufficient; Proposed works relating to Plot 4 pose no archaeological risk
Conditions requested: Archaeological watching brief during groundworks as a condition of approval; Notice of works for MNH inspection
DEFA Ecosystem Policy Officer
No CommentRequest that an updated tree protection plan is provided prior to determination
Conditions requested: Updated tree protection plan accounting for drainage alterations; Specify protection for western hedge section; New tree planting plan as tree no longer to be planted on drain
DEFA Ecosystem Policy Officer
No CommentUse of this area as dump for vegetation would be contrary to condition 5
Conditions requested: Remove piled vegetation immediately without further damage; Return area to former state and protect throughout construction
Struan Beg Lower Foxdale
No ObjectionWe are not objecting to the proposed application; Requesting information and clarity on previous conditions
