18 September 2007 · Director of Planning and Building Control (M. I. McCauley)
Land Adjacent To, Mallards, Ballavale Road, Santon, Isle Of Man, IM4 1eh
The proposal involved approval in principle for erecting a dwelling and outbuildings on a field site adjacent to Mallards on Ballavale Road in Santon, with a new access from the road and septic tank drainage.
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The officer determined the site is in countryside designated partly as Woodland and Area of High Landscape or Coastal Value under the prevailing 1982 Isle of Man Planning Scheme, with the Island Strat…
Strategic Aim
Requires planning for sustainable development protecting the Manx natural, wildlife, cultural and built heritage. The officer found the new countryside dwelling contrary to this aim as it does not optimise resources or protect the environment.
Strategic Policy 1
Development must optimise previously developed land and utilise infrastructure. The greenfield countryside site fails this test with no prior development.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in towns/villages or urban extensions; countryside only in exceptional cases per para 6.3. No exceptional circumstances apply here.
Strategic Policy 10
Promote integrated transport minimising car journeys. Site location off Ballavale Road does not support this.
Spatial Policy 5
New development in defined settlements; countryside only per General Policy 3. Site is outside settlements.
General Policy 3
Lists strict exceptions for countryside development (e.g. ag housing, conversions, replacements). Proposal fits none, as it is a new build on agricultural land.
Environment Policy 1
Protects countryside outside settlements unless overriding national need. No such need demonstrated.
Environment Policy 2
Protects landscape quality; site in High Landscape Value area.
Housing Policy 4
Limits new housing; referenced in refusal but not detailed in assessment.
No objection, provided there is no development within 8 metres of the watercourse, to prevent damage and disturbance to the river bank and river bed.
For single connections to a water main (i.e. a single dwelling) the applicant should contact loMWA Customer Services
There are Underground Cables/Overhead Lines present... Contact the M.E.A. for Electrical Site Safety
Society for the Preservation of the Manx Countryside & Environment (SPMC&E) raises concerns about preserving the mill's wheel-pit in the approval in principle for a dwelling; Andrew Jessopp objects on policy conflict grounds; utilities and environmental bodies raise no objections with standard conditions.
Key concern: proposal appears to be in conflict with several policies including Strategic Policies 2 & 10, Spatial policy 5, general policy 3
Society for the Preservation of the Manx Countryside & Environment
Conditional No ObjectionThe wheel-pit deserves to be a feature in any alterations planned.; Any permission given for change-of-use of a vernacular building must preserve its character, and the character of the structure of a mill involved the wheelpit*, the loading doors and ramp and, of course, the mill race.; We look forward to the detail plans.
Conditions requested: if domestic premises are to cross wheel-pit, then a glazed, footbridge-like structure, should be all that is allowed
Andrew Jessopp
ObjectionThe proposal appears to be in conflict with several policies including Strategic Policies 2 & 10, Spatial policy 5, general policy 3 etc.
Isle of Man Water Authority
Conditional No ObjectionFor single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Conditions requested: condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes; For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Manx Electricity Authority
Conditional No ObjectionContact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: condition of planning be that the applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
DLGE Environmental Protection
No CommentA soakaway would be preferable in this instance due to the proximity of the bathing beach.; Please contact me if you are proposing to make a discharge to the stream as this could prove problematic due to the proximity of the beach over which the stream flows.
Conditions requested: any discharge to streams or the sea requires a “licence to discharge” under the terms of the Water Pollution Act 1993; ideally a 10 metre separation should remain between soakaways and streams
DAFF Inland Fisheries
Conditional No ObjectionNo objection, provided there is no development within 8 metres of the watercourse, to prevent damage and disturbance to the river bank and river bed.
Conditions requested: no development within 8 metres of the watercourse, to prevent damage and disturbance to the river bank and river bed
