19 November 2025 · Planning Committee
Parkfield, Ballahick Lane, Ballasalla, Isle Of Man, IM9 2ad
The proposal involves demolishing the existing dwelling known as Parkfield and its outbuildings on a 0.85 ha site within the Reayrt Mie Phase 2 residential development in Ballasalla, replacing them with 20 new two-storey dwellings at medium density (28 dph), and repositioning 6 dwellings to facilitate access plus revis…
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The officer assessed the principle of residential development as acceptable given the site's Proposed Residential designation on Map 4 (Ballasalla) of the Area Plan for the South and alignment with th…
Strategic Policy 1
Requires efficient use of land/resources; site allocation and infill in Phase 2 of approved scheme satisfied this for residential development.
Strategic Policy 2 - Priority for new development to identified towns and villages
Priority for new development in towns/villages; Ballasalla service village location acceptable.
Strategic Policy 3 - To respect the character of our towns and villages
Respect character of towns/villages; layout/density matches prior phases, medium density 28dph per RDG.
Strategic Policy 4
Protection of built heritage/landscape; tree retention/landscaping mitigated visual impact.
Spatial Policy 5
Design/visual impact; house designs/materials echo prior phases, landscaping softens bypass views.
Strategic Policy 10
Sustainable transport; pedestrian/cycle links, bus proximity, low traffic impact per TS.
Strategic Policy 11
Housing needs; contributes to supply in designated area.
Strategic Policy 3 - To respect the character of our towns and villages
Service villages; Ballasalla appropriate.
Spatial Policy 5
Building in defined settlements/GP3; infill acceptable.
General Policy 2
General development considerations (b,c,g,h,i,n); visual/amenity/highway/sustainability tests passed with distances ≥20m, parking, energy measures.
Environment Policy 4
Wildlife/nature conservation; PEAR, bat/bird boxes, tree protection, native planting.
Environment Policy 42 - character and need to adhere to local distinctiveness
Respect local character/identity; matches Reayrt Mie phases.
Housing Policy 1
General housing need 2011-2026; contributes to supply.
Housing Policy 5
25% affordable housing for ≥8 dwellings; 4 units + commuted sum via S13.
Transport Policy 1
Proximity to public transport; bus stops nearby, future bypass services.
Recreation Policy 3
Landscaped amenity areas; exceeded via prior approvals.
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.
Estate roads construction
The estate roads, including footpaths, cycle paths and turning spaces, shall be constructed so as to ensure that, before it is occupied, each dwelling has been provided with a properly consolidated and surfaced footpath and carriageway to at least base course level between the dwelling and existing highway. Reason: To ensure that the development is served by an adequate means of access.
Access, turning, parking prior to occupation
No part of the development hereby approved shall be occupied until the access, turning area and parking spaces for the relevant occupied dwelling have been completed in accordance with the details shown on the approved plans. The areas shall be maintained for those purposes at all times thereafter. Reason: In the interests of highway safety.
Tree retention
The existing trees shown as being retained on the approved drawings shall be retained and in the event that the retained tree becomes damaged or otherwise defective due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. Reason: To ensure that trees marked for retention are not removed, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.
Bat/bird boxes
Prior to the occupation of those dwellings which shows a bat and/or bird box being installed shall be installed as shown on drawing Balla3_APL_35 and retained thereafter. Reason: To safeguard a statutorily protected species.
Landscaping and tree planting
All tree planting and landscaping as shown on plan, ref; BallaP2_APL_30 (Landscape Plan as Proposed) shall be carried out in accordance with the approved details, submitted in support of the application. The planting shall be carried out in the first planting and seeding season following the completion or occupation of the first dwelling (whichever is the sooner,) or otherwise in accordance with a programme to be agreed in writting by the Department. Any trees which, within a period of 5 years from their planting, die, are removed, or, in the opinion of the Department, become seriously damaged or diseased shall be replaced as is reasonably practicable or in the next planting season with others of similar size, species and number as originally approved, unless the Department gives written consent to any variation. Reason: to ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs.
Cycle storage
Prior to first occupation of any dwelling hereby approved without a garage, details of the cycle storage provision at a rate of one storage space per bedroom shall be submitted in writing for approval by the Department and the approved cycle storage scheme shall be completed prior to the occupation of the dwelling and retained thereafter for its intended purpose. Reason: To ensure that the development is served by adequate cycle storage to meet sustainable travel aims (Active Travel/Manual for Manx Roads).
External lighting
No external lighting may be introduced until a lighting scheme has been approved by the Department which demonstrates that lighting will be directed away from the perimeter hedging and the development must be undertaken in accordance with these approved details and the lighting retained as such thereafter. Reason: to ensure that the development does not adversely affect the perimeter hedging which has ecological value.
Tree Protection Plan and AMS
No approval is hereby granted to the Tree Protection Plan submitted 21st July 2025 (Drawing 6229 LAN XX XX DR A 7301 P01 Tree Protection Plan). No work may be commenced on site until a Tree Protection Plan and an Arboricultural Method Statement have been submitted to and approved by the Planning Authority and the approved protection measures have been put in place. All arboricultural works must be undertaken in accordance with the approved AMS, and the approved protection measures must be retained for the duration of construction and may not be varied unless otherwise approved in writing by the Planning Authority. REASON: To protect the existing trees during and after construction.
Paths and cycleways surfacing
All paths and cycleways shown on plan ref BallaP2_APL02 Rev_D (site layout as proposed) shall be fully surfaced in accordance with the approved drawings. Reason: In the interest of Highway Safety and provide cycle access within the site.
Do Not Oppose (DNOC) subject to conditions on roads, parking, turning, cycle storage, and Section 4 agreement; layout/connections acceptable post pre-application discussions
No objection to PEAR; seek conditions for landscaping, bird/bat boxes, tree protection, lighting
Do Not Object; satisfied with drainage calculations
No objection; negotiated 4 affordable units + £24k commuted sum
Drainage system meets DMRB CG 501 and Manual for Manx Roads requirements after amendments
DOI Highways Drainage confirms the drainage system meets requirements after revisions; DOI Flood Risk Management does not oppose the application.
DOI Design Services (Highway Drainage)
No ObjectionWe can confirm that the drainage system serving the proposed estate road meets the requirements of DMRB CG 501 and the Manual for Manx Roads.; The areas draining to the 2 gullies in the cul de sac adjacent to plots P12 & P16 are slightly undersized for the road gradient but combining them with the area downstream, they meet our requirements.
Department of Infrastructure (DOI) Flood Risk Management Division
No ObjectionDNO; FMD are satisfied with the calculations of the drainage strategy that have been provided
