2 March 2021 · Planning Committee
Ballaoates Farm, Ballavagher Road, St Johns, Isle Of Man, IM4 3je
The site is part of Ballaoates Farm on Ballavagher Road in St Johns, within an area of High Landscape or Coastal Value and Scenic Significance. The proposal involves demolishing two small brick outbuildings (about 6m length) right alongside the road, which currently restrict visibility and require sharp turns for exiti…
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The key issue was whether demolishing the roadside outbuildings would adversely impact the character of the High Landscape or Coastal Value area, and if highway safety improvements justified any harm.…
Environment Policy 1
Protects areas of High Landscape or Coastal Value with presumption against development; officer assessed demolition against landscape character protection, finding acceptable impact due to highway safety benefits and partial retention of buildings.
Environment Policy 2
Reinforces landscape protection; applied alongside ENV1, with balance tipped by safety improvements on restricted-visibility road.
General Policy 3
Protects character of the landscape as most important consideration; proposal justified by not adversely affecting road safety and providing safe access.
General Policy 2
Requires development to respect surroundings, not adversely affect landscape character, provide safe access, and not impact road safety; tested against siting alongside road, visibility splays (58m/90m), and amenity standards for highway users.
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.
no significant negative impact upon highway safety, network efficiency and/or parking
Three consultees responded to PA 20/01485/B: Highways Division and German Parish Commissioners raised no objections, while DEFA Ecosystem Policy Officer requested a preliminary bat and bird survey prior to determination.
Key concern: potential for roosting bats and nesting birds requiring preliminary ecological assessment prior to determination
Ecosystem Policy Officer, DEFA
Conditional No ObjectionThe Ecosystem Policy Team request that prior to determination of the application a preliminary assessment for roosting bats and nesting birds be undertaken; The presence of bats and birds will not prevent the property from being converted but provision must be shown for their ongoing protection; Bats are listed on Schedule 5 of the Wildlife Act 1990; they are protected by law
Conditions requested: prior to determination of the application a preliminary assessment for roosting bats and nesting birds be undertaken on the property by a suitable qualified ecological consultancy; If evidence of nesting birds or roosting bats is found then further surveys will be required and a report detailing the findings with appropriate mitigation measures to ensure their protection during and after development, should be submitted to Planning for written approval; Bat surveys should be undertaken in accordance with the Bat Conservation Trusts Bat Surveys for Professional Ecologists - Good Practice Guidelines (3rd Edition 2016)
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking; The Applicant is advised that a licence may be necessary for the positioning of equipment and materials in the highway
German Parish Commissioners
No ObjectionNo objections
