21 June 2005 · Planning Committee (confirmed at review on 24 November 2005)
Fields 0012 & 0028, Knock Rushen Scarlett Road Castletown
The proposal involves constructing 41 new dwellings and converting existing barns into 4 additional dwellings on a site allocated for predominantly residential use in the 1991 Castletown Local Plan.
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The site is zoned 'Predominantly Residential' in the adopted 1991 Castletown Local Plan, providing firm policy support for development subject to an overall scheme with comprehensive landscaping, open…
Manx National Heritage strongly objects to the application due to ecological, archaeological, and visual impacts; Isle of Man Constabulary's Architectural Liaison Officer provides design recommendations for crime prevention; DAFF highlights the rarity of calcareous grassland habi…
Key concern: destruction of rare calcareous grassland and harm to Viking burial mound setting
Manx National Heritage
Objectionwe would therefore strongly recommend refusal; the effects of the scheme as proposed upon the ecology and archaeological ambience of the area are unacceptable; were the development to proceed, there would not be a clear and unimpeded view of the sea from the mound
Manx National Heritage
ObjectionMNH is of the view that this field should not be developed for residential use, on the grounds of both the ecological, and also its archaeological, significance
Manx National Heritage
ObjectionWe wish to reiterate our strong recommendation that the application be refused
Isle of Man Constabulary Architectural Liaison Officer
Conditional No ObjectionDwellings with in-curtilage car parking arrangements are preferred. Where communal car parking areas are necessary they should be in small groups, close and adjacent to the owners premises
Conditions requested: link carparking areas by lanes with gates at entrances; designated visitor parking and signage if mound used as picnic area; more secure barrier than collapsible bollards for emergency access; appropriate street lighting; introduce Neighbourhood Watch Schemes
Department of Agriculture, Fisheries and Forestry (DAFF)
ObjectionLimestone grassland is of national importance on Man and is recognised as having UK and European significance; Lowland calcareous grassland is listed as a key habitat in the Manx Biodiversity Action Plans and in the EC Habitats Directive
Castletown Town Commissioners
ObjectionThe Commissioners strongly object to these planning applications and recommend they be REFUSED
Conditions requested: strip of land 1.3 metres wide on South Westerly boundary covenanted; increase height of sod hedge/limestone walling; no adopting of landscaped areas; no tail drainage of foul and storm water directly into manholes
Precedent Value
Demonstrates value of comprehensive mitigation for ecology (translocation/monitoring) and archaeology on zoned sites; low-density design can overcome prior dismissals on landscape; emerging plans given weight but extant zoning prevails absent refusal reasons.
