19 July 2021 · Planning Committee
Balladoole Mansion, Balladoole, Castletown, Isle Of Man, IM9 4pe
The proposal involves widening the existing rear gateway to Balladoole House by repositioning it forward by 1-2m, rebuilding Manx stone gate pillars to 1.8m high with matching concrete capping, installing 4.0m wide double hardwood timber gates and a 1.2m pedestrian gate, and constructing a temporary construction roadwa…
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The officer concluded the proposal would not harm the visual character of the locality or existing woodland, nor detrimentally impact the highway network, complying with Strategic Policy 4b, General P…
General Policy 2
Permits development respecting siting, scale, design, landscaping (b), not adversely affecting landscape/townscape character (c), resident amenity/locality (g), and providing safe access without impacting road safety (h,i). Proposal's replication of existing features, better alignment, and no neighbour amenity harm satisfied these tests.
Environment Policy 1
Protects countryside unless overriding need; no adverse effect here as proposal aligns with GP2 and does not harm countryside character.
Environment Policy 3
Prohibits unacceptable loss/damage to woodland of amenity/conservation value. 25 low-quality trees removed but mitigated by conditions for protection of retained trees, method statement, and replanting; DEFA accepted with safeguards.
Transport Policy 4
Requires highways to safely accommodate generated traffic per environmental objectives. Highways Services confirmed no safety issues; short-term construction use acceptable.
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.
Arboricultural Method Statement
Prior to the commencement of the development hereby approved an Arboricultural Method Statement (AMS), adhering to the recommendations of BS5837:2012 (Trees in relation to design, demolition and construction - recommendations), shall be submitted to and approved in writing by the Department. The AMS should confirm what protection measures are going to implemented, how and when they are they are going to be implemented, and how arboricultural site monitoring will take place throughout the construction process, in sufficient detail to provide a high level of confidence in the outcome for retained trees. The agreed protection measures and construction methods shall be adhered to in full. Reason: to provide a level of technical detail sufficient to provide a high level of confidence in the outcome for retained trees on the site.
Tree planting plan
No site clearance, preparatory work or development shall take place until a tree planting plan is submitted to and agreed in writing by the Department and implemented. Where applicable the plan shall adhere to the recommendations of BS8545:2014 (Trees: from nursery to independence in the landscape - recommendations) and in all cases shall include the following details: (a) the exact location, species, nursery specification and planting specification of each tree (or group of trees) to be planted. Where groups or larger areas are to be planted please state the area and planting density. (b) the approximate date when they are to be planted (c) how they will be maintained until successfully established. The tree planting shall take place as agreed and any trees which, within a period of 5 years from their first planting, are removed, or, in the opinion of the Department, become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Department gives written consent to any variation. Reason: to ensure an appropriate standard of visual amenity in the local area and that the development is appropriately landscaped to sit comfortably and acceptably in its location.
no objection; unlikely to raise significant highways safety or network efficiency issues
no objection; requests any damage to adjoining wall/fence made good and construction traffic sympathetic to environment
DEFA Forestry provided conditional no objection with recommendations for arboricultural method statement and tree planting plan; Highways raised no objection subject to conditions; Arbory and Rushen Parish Commissioners initially supported but later expressed concerns about tree loss and road damage.
Key concern: Loss of mature trees and inadequate arboricultural protection measures
DEFA Forestry
Conditional No ObjectionThe exact position of the access track should be clarified prior to determination; A more detailed plan be obtained... through a condition; AMS should contain details of specialist construction methods and permanent ground protection
Conditions requested: Prior to commencement, Arboricultural Method Statement (AMS) adhering to BS5837:2012 submitted and approved, detailing protection measures, implementation, and monitoring; No site clearance until tree planting plan submitted and approved per BS8545:2014, including location, species, specifications, planting dates, maintenance, and 5-year replacement; Implementation of Tree Protection Plan (TPP) measures as a condition
Department of Infrastructure Highways
Conditional No ObjectionVisibility splays maximised on exit at 2.4 x 70m to the left and 2.4 x 40.1m to the right; Recommendation: DNOC
Conditions requested: Access, pedestrian and vehicle areas to accord with Drawing no: 051; s109(A) Highway Agreement for works in the highway
Department of Infrastructure Highways
Conditional No ObjectionWe maintain our view that the proposal is satisfactory from the highway viewpoint subject to conditions
Conditions requested: Conditions being applied to any planning approval granted
Arbory and Rushen Parish Commissioners
SupportThe following applications were supported... f) 21/00466/B Balladoole House Balladoole
Arbory and Rushen Parish Commissioners
ObjectionThe Commissioners were very concerned about loss of mature trees and felt that the proposal represented an excessive development
Conditions requested: Any damage to road repaired by developer; Introduction of traffic management plan for construction vehicles
DEFA Forestry
No CommentA comment... will be made, this however will need to follow the provision of an Arboricultural Impact Assessment (AIA)
