11 January 2005 · Planning Committee
Land Between Scooil Vallajeelt & Southern End Of Manor Lane Douglas Isle Of Man
The proposal was for a 32-bed EMI Residential Care Home for the Department of Health and Social Security, including associated infrastructure like roads, sewers, and parking, on approximately 2 ha of land within the 4 ha Farmhill Manor estate in a residential area of Douglas.
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The Planning Committee refused the application at both initial and review stages because the site contains several wildlife habitat types including woodland, semi-improved grassland, a stream and two …
Environment Policy 5
Prohibits development causing unacceptable loss/damage to woodland of amenity/conservation value. Site's woodland (north-western and eastern Alder) deemed valuable in urban context; prior refusal and objections cited this against tree loss/fragmentation.
Environmental Policy 6
Prohibits development adversely affecting local species/habitats including priority biodiversity. Bats, frogs, rare snail (Oxyloma pfeifferi) and habitats (woodland, wetland, grassland) identified as local importance; mitigation proposed but committee found adverse effects unacceptable.
Required for EMI care strategy in community setting; site favoured pending approval
Acceptable with mitigation: retain woodlands/ponds, enhance habitats for frogs/invertebrates, no orchids present
No roosts found; foraging habitat loss not significant; mitigation via tree checks, bat boxes
Request access statement per emerging regs; no outright objection
No statutory consultee responses are directly provided in the documents; indirect references indicate Department of Transport Highways Division objected to access through residential roads, while Borough of Douglas Engineer and Surveyor's Department raised no objection to drainag…
Key concern: loss of, damage to, and fragmentation of habitats with adverse effect on ecological interest including bats and protected species
Department of Transport Highways Division
ObjectionThe proposed EMI Residential Care Home is located at the end of a proposed residential road. As such it is considered that the proposed unit would generate traffic inappropriate to a residential road.; conflict between the road being used as an access road ... and a residential cul-de-sac where the dominance of the moving vehicle should be subordinated to the wishes of residents
Borough of Douglas Engineer and Surveyor's Department
No Objectionproposed drainage arrangements have been agreed with the Borough of Douglas Engineer and Surveyor's Department, who act as Drainage Agent for the Department of Transport Drainage Division and who have raised no objection to the application
DAFF Wildlife Conservation Office
loss of, damage to, and fragmentation of habitats; adverse effect on the ecological interest and value of this site
Manx Wildlife Trust
ideal habitat for a number of protected species
Conditions requested: Independent Ecological Assessment
Manx Bat Group
ideal for bats roosting; existence of at least 3 different types of bats; up to 5 species of bats use this area as feeding grounds, and may roost in the mature trees
Conditions requested: Independent Ecological Assessment
