3 May 2022 · Planning Committee
The Ballacallin, Dalby, Isle Of Man, IM5 3bt
The proposal seeks approval in principle for a single dwelling on the site of the former Ballacallin Hotel, a large three-storey building that was gutted by fire in February 2021 and demolished under emergency building regulations approval.
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The officer recognised that the site is in rural countryside where new dwellings are strictly controlled under GP3 and HP4, and the recent demolition made the proposal technically contrary to the deve…
General Policy 3
Requires development only in zoned areas except for previously developed land with significant building where redevelopment reduces landscape impact. Officer assessed the site as qualifying due to recent fire demolition of a longstanding building integral to village, despite strict countryside controls, allowing principle of single dwelling.
Housing Policy 4
Permits new housing in countryside only in exceptional cases like replacement of existing dwellings. Officer found compliance via site's history as hotel/dwelling, fire circumstances, and brownfield status, overriding lack of extant building.
General Policy 2
Supports general development principles including access. Existing access deemed compliant based on Highways support.
Transport Policy 7
Requires parking to adopted standards. Site capable of accommodating required spaces, previously had 30, with Highways approval.
Strategic Policy 4
In villages like Dalby, development should maintain settlement character at appropriate scale for local housing needs. Site within Dalby settlement boundary and contributes to built form.
Environment Policy 13
Prohibits development with unacceptable flood risk. Only small site sections at medium-high risk, no owner flooding history, consultees satisfied, mitigation via reserved matters.
Time limit
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters. Reason: To comply with article 26 of the Town and Country Planning (Development Procedure) Order 2019
Reserved matters approval
Approval of the details of siting, design, external appearance of the building[s], internal layout of buildings, drainage, and landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced. Reason: To comply with the Town and Country Planning (Development Procedure) Order 2019.
Reserved matters details
Plans and particulars of the reserved matters referred to in condition 2 shall include details of; a. the surface treatment of any roadways and other parts of the site which will not be covered by buildings; b. all external materials to be used in the development; c. existing and proposed ground and floor levels; d. foul and surface water drainage; e. integrated measures to support bio-diversity net gain; f. Measures taken to provide sustainable drainage systems. Reason: in the interest of the character of the area
Access and parking details
Detailed drawings of the following shall be submitted to and approved in writing by the Planning Authority before the relevant part of work is begun. The details hereby approved shall be carried out in accordance with that approval: a. Pedestrian and vehicular access to remain as existing and shown on the Drawing named Site Plan. b. Additional details in the form of scaled plans and / or written specifications to consist of: i. Internal pedestrian and vehicular arrangements within the site, including any garage ii. Car parking to adopted standards iii. Bicycle storage to accommodate one space per bedroom iv. Electric vehicle charging point. Reason: In interests of highway and road user safety.
Neighbour access protection
The reserved Matters application shall demonstrate that it will not alter the existing access to Shen Chroit, Ballacallin, Dalby, including in relation to visibility. Reason: In the interests of highway safety, and to ensure that the development of the site does not impact on vehicular access to the adjoining property at Shen Chroit, Ballacallin, Dalby.
do not oppose subject to conditions on access, parking, bicycle storage, and electric vehicle charging
satisfied that there would be a reduction in runoff from the proposed new development compared with the original site
happy with the proposal
no objection provided that there is no adverse effect on the adjacent watercourse and precautions taken against harmful materials
no objection
Multiple statutory consultees including Highways, Manx Utilities, Patrick Parish Commissioners, DEFA Fisheries, and DOI Drainage responded to the application with no objections overall, though some drainage consultees initially requested additional information before confirming satisfaction.
Key concern: poor visibility at existing accesses
HIGHWAYS DEVELOPMENT CONTROL
Conditional No ObjectionHighway Development Control does not oppose this proposal subject to conditions; Recommendation: DNOC
Conditions requested: Pedestrian and vehicular access as existing and shown on the Drawing named Site Plan; Additional details in the form of scaled plans and / or written specifications at reserve matters stage or under a full planning application to consist of: i. Internal pedestrian and vehicular arrangements within the site, including any garage ii. Car parking to adopted standards iii. Bicycle storage to accommodate one space per bedroom iv. Electric vehicle charging point; The Applicant / Developer will be required to install surface water drainage where necessary to prevent water from flowing out onto or damaging the public road
Manx Utilities
No ObjectionManx Utilities have no further comments to pass on this application, we are happy with the proposal.
Patrick Parish Commissioners
No ObjectionNO OBJECTION would be made
Inland Fisheries Policy Manager, DEFA
Conditional No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective, provided that there is no adverse effect or disturbance on the adjacent watercourse
Conditions requested: precautions will be needed to reduce the possibility of harmful materials such as concrete or washings entering the river
Senior Highway Drainage Engineer, DoI
No Objectionwe are satisfied that they’ll be a reduction in runoff from the proposed new development compared with the original Ballacallin site.
Manx Utilities Drainage Technical Officer
No Commentwe require further information on how the drainage will be connected
Manx Utilities Drainage Technical Officer
No CommentPlease may we request a deferral as we are awaiting further information.
Department of Infrastructure Highway Drainage
No CommentRecommendation: Additional information required with regard to surface water disposal from the site.
