29 October 2024 · Delegated - Principal Planner (Jason Singleton)
Field 224255, Station Road, Ballaugh, Isle Of Man, IM7 5ad
The proposal involves building a sizeable two-storey detached house with a unique architectural style featuring two towers, varied roof pitches, a first-floor terrace, and an attached single-storey garage on a rectangular plot at the end of an access road off Station Road in Ballaugh.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer assessed the principle of development as acceptable under Spatial Policy 4 as the site is in the village of Ballaugh, zoned predominantly residential, and benefits from prior approval in p…
Strategic Policy 4
Permits small scale residential development in remaining villages like Ballaugh. Officer confirmed site within named settlement and zoned residential, with prior approval in principle establishing acceptability.
General Policy 2
Requires general development considerations including design (b,c), neighbouring amenity (g,h). Assessed design as high standard matching adjacent plots, screened by trees; amenity protected by separation distances exceeding 20m back-to-back guideline.
Environment Policy 4
Protection of species and habitats. Ecology appraisal identified bat, bird, frog habitats; mitigations including tree retention, native planting, bat bricks incorporated and conditioned.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Mitigation against damage to habitats. Confirmed suitable assessment and measures like stream protection, sod hedge retention addressed identified features.
Environment Policy 10 - Development and flood risk
Development and flood risk. Flood Risk Assessment mitigations accepted and conditioned by FRM Division.
Environment Policy 42 - character and need to adhere to local distinctiveness
Designed to respect locality character. Dwelling's features inspired by local rectory, reduced bulk via dormers, well-enclosed by trees, no adverse impact on streetscene or landscape.
Transport Policy 4
Highway safety. Revised plans resolved concerns; sufficient access and parking confirmed by Highway Services.
Transport Policy 7
Parking provision. On-site areas to be provided pre-occupation, free of obstruction.
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.
Vehicular access
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only. Reason: In the interests of highway safety.
Parking and turning
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Materials approval
No 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 roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
Ecology and landscaping
The development shall be undertaken in full accordance with the details contained in the approved Ecology/Landscaping Details Plan (Drawing No. 231783 06) prior to the occupation of the development and maintained thereafter, with all planting to be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the site, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: In the interests of ecology.
External lighting
No external lighting shall be installed unless a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to the Department and approved in writing. All works must thereafter be undertaken in full accordance with this plan. This must include measures such as lighting avoidance areas (watercourse, boundary trees and hedging), suitable lighting temperatures, use of timers and passive infrared sensors. Reason: In the interest of protection of bats.
No future extensions
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
No significant concerns with access road and driveway layout, do not oppose subject to access, layout and parking implemented before occupation
Preliminary Ecological Appraisal in order; mitigation measures incorporated; recommend conditions for ecology/landscaping and bat-sensitive lighting
Happy with conditioning of flood mitigations in the FRA
DEFA Biodiversity initially objected due to lack of ecological surveys but later provided conditional no objection after PEA submission; Highway Services raised concerns about private road capacity and standards but ultimately issued no objection subject to conditions; Flood Risk Management deferred pending assessment.
Key concern: initial lack of ecological surveys on AEI site
DEFA Ecosystem Policy Team
ObjectionThe Ecosystem Policy Team currently object to this application because of the lack of ecological consideration.; Development of this site will result in the loss of an area of semi-natural habitat and could result in degradation to the neighbouring river corridor
Conditions requested: Preliminary Ecological Appraisal (PEA) adhering to CIEEM (2017) Guidelines prior to determination; additional surveys and mitigation plan if PEA identifies impacts, prior to determination
DEFA Ecosystem Policy Team
Conditional No ObjectionThe Ecosystem Policy Team can confirm that Ecology Vannin’s Preliminary Ecological Appraisal Report... is all in order; a suitable level of assessment has been undertaken
Conditions requested: development undertaken in full accordance with Penketh-Millar’s Ecology/Landscaping Details Plan (Drawing No. 231783 06) and maintained thereafter, planting in first season post-completion/occupation, replace dead/damaged plants; no external lighting unless sensitive low level lighting plan per Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 submitted and approved
Highway Services Division
Objectiononly 5 dwellings should be allowed... from a private road/drive; applicant should demonstrate through swept path analysis
Highway Services Division
Conditional No Objectionthe applicant should be showing how the road has been designed and constructed to adoptable standards
Highway Services Division
Conditional No ObjectionHDC have no significant concerns... do not oppose (DNOC) the application subject to access, layout and parking being implemented before first occupation
Conditions requested: access, layout and parking implemented before first occupation; S109 Highway Agreement for access road to adoptable standards
Department of Infrastructure Flood Risk Management
No CommentFRM would like to receive and review a flood risk assessment before making any consultation
