The Old School, Old Castletown Road, Santon, Isle Of Man, IM4 1hg
The proposal involves converting Lincoln House (former chapel) and The Old School from dwellings to meeting/event spaces with associated works including demolition of garages, a rear extension to Lincoln House with basement storage, new ablution block, limited on-site parking for disabled/loading, and overspill parking…
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Environment Policy 16
Permits reuse of rural buildings where no longer required for original purpose, structurally sound, no major extension needed, preserves fabric of interest, no unacceptable traffic, and benefits outweigh environmental impact. Planning statement argues reversion to assembly use (like original chapel) suitable for botanic garden meetings, with minimal extension and managed traffic.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design/landscaping, not harm landscape/townscape character, provide safe access/parking, no adverse highway impact. Officer sought details on visible walls/gates due to countryside location; amendments propose 1.1m Manx stone walls matching existing and open wrought iron gates.
Transport Policy 4
Highways must accommodate generated trips safely. Initial concerns on visibility/operation addressed via amendments removing overspill parking and committing to Ballachrink visibility improvements; transport statement details managed low-traffic operation with primary parking at farm.
Transport Policy 7
Parking per standards (assembly/leisure: 1 per 15sqm GFA). Proposal provides 3 on-site disabled/loading spaces, relies on 17 at Ballachrink Farm, with overspill removed; managed to avoid on-street parking.
Environment Policy 1
Countryside protected; development exceptional. Site in countryside/D13 Landscape Character Area (Santon incised slopes); proposal justified as ancillary to approved botanic garden reuses redundant dwellings.
Ballachrink Farm access visibility
Minimum 90m visibility provided from 2.4m setback, with all obstructions within visibility splay envelope maximum height 1.05m.
Access arrangements at Lincoln House site acceptable after overspill parking removal; Ballachrink Farm access intensification acceptable subject to condition for 90m visibility splays from 2.4m setback with obstructions max 1.05m height; vehicle movements comparable to two dwellings with controlled appointment-based operation reducing meeting risks.
DOI Highways initially requested further information due to concerns over access visibility, parking, and operational details but later confirmed acceptance of the revised proposals subject to a condition requiring 90m visibility splays from a 2.4m setback at Ballachrink Farm access.
Key concern: increase in vehicles using Ballachrink Farm access requiring visibility improvements
DOI Highways
No CommentAdditional highway and transport information is required to be submitted to support this application.; Highways Services DC request the following information to be provided to complete the review of the application:; Recommendation: Request further information / revisions.
DOI Highways
Conditional No ObjectionThe access arrangements proposed at the Lincoln House site are acceptable to Highways.; This intensification of use will require improvement of the access. I am accepting of the below condition for a minimum distance of 90m visibility provided from a 2.4m setback, with all obstructions within the visibility splay envelope a maximum height of 1.05m.; I trust this is sufficient to confirm Highways acceptance of the application, subject to the above condition.
Conditions requested: minimum distance of 90m visibility provided from a 2.4m setback, with all obstructions within the visibility splay envelope a maximum height of 1.05m
