27 October 2022 · Delegated - Principal Planner (Jason Singleton)
Cottage, Ballacosnahan, Patrick Road, Patrick Village, Isle Of Man, IM5 3aw
The application sought permission for two new structures on farmland south of the A30 Patrick Road: a single-storey utility block (8.058m x 3.660m, 3.592m high) with two disabled toilets, showers, utility room, and a two-storey standalone tourist unit (11m x 9.3m, 6.527m high) with pastel blue shiplap cladding, slate r…
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The officer determined that the proposal fails General Policy 3, which permits only exceptional development in unzoned countryside areas, as it does not qualify under criteria (a)-(h), including not b…
General Policy 3
Permits exceptional development in unzoned countryside areas, including essential agriculture, conversions, or overriding national need. Officer assessed the proposal against each criterion (a)-(h) and found it failed all, with no overriding need under (g) due to viable conversion alternatives on site.
Business Policy 11
Requires tourist uses to accord with Strategic Plan policies and designations. Proposal undermined this as it failed countryside protection tests in GP3, ENV1, and ENV2.
Environment Policy 1
Protects countryside and ecology for its own sake unless overriding national need outweighs protection and no alternatives exist. No such need demonstrated; proposal introduces incongruous urban built form causing material harm.
Environment Policy 2
In Areas of High Landscape Value, landscape character is paramount unless development causes no harm or location is essential. Proposal's size, isolation, and form would harm character and quality in this protected area.
no significant negative impact upon highway safety, network functionality and/or parking
no objection
no objections to the proposal
Highways found no significant negative highway impact and advised on parking considerations; Patrick Parish Commissioners raised no objection; DEFA Biodiversity, Manx National Heritage, and initial DEFA Forestry requested ecological and arboricultural information due to tree remo…
Key concern: lack of arboricultural information and potential bat roosts in trees to be removed
Highway Services Division
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; The Applicant is advised to consider separate car parking provision for the holiday lets or designating spaces for such to ensure availability to such clients; although shared use could be sufficient, plus to consider the provision for bicycle parking and an electric vehicle charging point.
DOI Highways
No ObjectionHighways Development Control notes the amendments uploaded on 2 September 2022 and does not have any further comments to add to its response on 6 July 2022 other than to note that there would be a likely reduction in the numbers of visitors from the omission of one unit of tourist accommodation.
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team note that a number of trees will need to be removed to facilitate the development, but no arboricultural information has been submitted with this application.; There is a known bat roost very near-by and should these trees be of a suitable age with structural niches, they could hold roosting bats also.
Conditions requested: applicants are asked to provide this information to Planning and we are re-consulted on the application prior to determination
Manx National Heritage
Conditional No ObjectionBefore the application can be assessed it is suggested that a Preliminary Ecological Appraisal should be undertaken in order to assess what, if any, ecological constraints there may be.; This should include an appropriate assessment of the trees in relation to bats and birds and should advise on any further survey requirements, as well as providing practical advice on avoidance measures, and where required, mitigation measures.
Conditions requested: Preliminary Ecological Appraisal should be undertaken in order to assess what, if any, ecological constraints there may be; This work should be carried out before this application can be fully considered
Patrick Parish Commissioners
No ObjectionNO OBJECTION would be made to the following: 22/00725 - Tourist Accommodation, Farm Shop and Toilets at Ballacsnahan, Patrick Road, St John's
DEFA Forestry
No CommentOn the proposed plans, the trees are marked as having a licence been issued for removal, a licence however has not been issued for these trees.; I have left this with the owner and agent to clarify and await a response.
DEFA Forestry
No ObjectionA licence has now been issued for the removal of trees in this area and I am content that the tree removal indicated on the plans is now covered under the TPA, or is outside the scope of the TPA (dead trees and fruit trees).; I therefore have no objections with this application.
