2 March 2021 · Planning Committee
Glen Callam House, Dhoon Loop Road, Dhoon, Ramsey, Isle Of Man, IM7 1hp
The application sought full planning permission for a commercial bottling plant shed resembling an agricultural barn, measuring 25m wide by 11m deep with a 9.4m ridge height, plus two 10,000-litre water storage tanks, on a rectangular wooded site near Glen Callam House, accessed via a private road off Dhoon Loop Road.
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The officer's assessment starts with General Policy 3, noting the site is not zoned for development and the proposal does not meet any exceptions (e.g., not essential agriculture, forestry, or overrid…
General Policy 3
Prohibits development outside zoned areas except specific exceptions (e.g. essential agriculture, overriding national need). Officer assessed proposal fails all exceptions; no justification provided for countryside location over industrial estate despite requests for evidence on water source uniqueness and demand.
Environment Policy 1
Protects countryside from adverse effects unless overriding national need with no alternative. Site in countryside; visual impact from size/scale harms despite mitigation, lacking essential location justification.
Environment Policy 2
Protects AHLV/CSS character unless no harm or essential location. Building visible from A2/Ballaragh Rd public views across valley; wooded screening and dark colouring reduce but do not overcome unjustified harm in scenic area.
Environment Policy 4
Prohibits development adversely affecting ASSIs, protected species/habitats. Adjacent Dhoon Glen ASSI; no evidence on water abstraction (30,000L/day) impacts, bat surveys for tree/building removal, or ASSI operations consent.
Environment Policy 3
Prohibits unacceptable loss/damage to woodlands. 9 trees removed (poor quality, no arboricultural objection), but within woodland designation and ASSI.
Proposals now acceptable following additional information on vehicle access and parking. Recommendation: DNO
No objection to proposed tree removal. Tree protection plan adequate. Suggested conditions for tree protection if approved
No impact on fish passage or habitat
DEFA Biodiversity raised significant concerns about impacts on the adjacent Dhoon Glen ASSI from water abstraction and tree removal, requesting detailed assessments and surveys; Arboricultural Officer had no objection to tree removal with conditions; multiple public representations objected on landscape, environmental, traffic, and policy grounds.
Key concern: impacts on Dhoon Glen ASSI from water abstraction and tree removal
DEFA Biodiversity
Conditional No ObjectionIf planning permission were to be approved, ASSI consent is not assumed; requesting a thorough abstraction assessment prior to determination of this application; Bats are listed on Schedule 5 of the Wildlife Act 1990
Conditions requested: thorough assessment of intended water abstraction levels and potential impact on water levels, details about pipework; bat suitability survey by licensed bat ecologist, if suitable then bat roost survey and mitigation plan prior to determination; low level lighting design plan directing light away from ASSI and site boundary features; vegetation and tree removal outside breeding bird season (March-August) with thorough checks for nests
Arboricultural Officer
Conditional No ObjectionI have no objection to the tree removal that is proposed; the protection plan submitted is adequate in this instance
Conditions requested: No tree shown as retained on approved drawing TR-3419 shall be cut down, uprooted or destroyed during development phase and 5 years thereafter; Prior to commencement, protective measures in Tree Protection Plan (TP-3419) and Arboricultural Method Statement shall be installed and retained during construction
