13 March 2024 · Head of Development Management (Stephen Butler)
Nurseries, Ballacharry Road, St Marks, Ballasalla, Isle Of Man, IM9 3eh
The site at The Secret Garden Nurseries on Ballacharry Road, St Marks, Ballasalla, comprises overgrown polytunnels, sheds and hardstanding from a former garden nursery unused for about 25 years and well-screened by mature vegetation.
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The officer determined the site is in open countryside not zoned for development, and the proposal fails General Policy 3's exception for previously developed land as polytunnels and sheds are agricul…
Spatial Policy 5
Requires development in countryside only per GP3 exceptions. Officer assessed site fails previously developed land tests due to agricultural structures exclusion, overgrowth blending into landscape, and residential use increasing rather than reducing environmental impact.
Strategic Policy 4
Protects landscape/biodiversity from detriment. Proposal's domestication and visual impact in isolated location harms rural character, failing policy protection.
General Policy 2
General development considerations including siting/design. Unsustainable rural location and landscape harm make it unacceptable.
General Policy 3
Prohibits countryside development except defined cases like redundant previously developed land improving landscape/environment. Site ambiguous (polytunnels excluded, overgrown), redevelopment increases visual/domestication impact without ecological evidence of improvement.
Housing Policy 4
New housing in existing towns. Rural isolated site contravenes spatial strategy for housing location.
Environment Policy 1
Protects countryside. Redevelopment harms character/appearance of isolated rural area.
Environment Policy 4
Protects species/habitats. No ecological appraisal provided, potential for harm upheld by DEFA objection.
No objection to proposal subject to bound surface material for first 5m of access, accordance with drawings 103/104, and future S109(A) Highway Agreement. Access visibility acceptable despite shortfall due to existing use, low traffic rural lane, reduced intensity; parking sufficient.
Highways Development Control raised no objection subject to conditions on access surface and arrangements; DEFA Biodiversity objected due to lack of ecological information; public representations raised mixed concerns on traffic, planning policy, and landscaping.
Key concern: lack of Preliminary Ecological Appraisal and potential impacts on protected species
HIGHWAYS DEVELOPMENT CONTROL
Conditional No ObjectionHighway Services DC accept the proposal addressing means of access, with all other matters reserved.; Accordingly, Highway Services Development Control raises no objection to the proposal subject to a bound and consolidated surface material being provided for a minimum of first 5m from the highway, and all access arrangements to accord to Drawing No. 103 and 104.; Recommendation: DNOC
Conditions requested: bound and consolidated surface material being provided for a minimum of first 5m from the highway; all access arrangements to accord to Drawing No. 103 and 104; details of bicycle parking to the Manual for Manx Roads minimum requirement of one space per bedroom (secure and covered)
DEFA Biodiversity
ObjectionThe Ecosystem Policy Team currently object to this application because of the lack of supporting ecological information.; We request that a Preliminary Ecological Appraisal (PEA), adhering to CIEEM (2017) Guidelines for Preliminary Ecological Appraisal (2nd edition) undertaken by a suitably qualified ecological consultancy, is submitted to Planning prior to determination of this application.; The presence or absence of protected species... should be established before planning permission is granted; otherwise all material considerations might not have been considered in making the decision.
