2 April 2025 · Committee
Ballaterson Farm, Glenfaba Road, Raggatt, Peel, Isle Of Man, IM5 3ab
The application, submitted by Dandara Homes Limited, covers an 8.3-hectare site on the south-western edge of Peel, consisting mainly of agricultural fields adjacent to Castle View Nursing Home and the Glenfaba Rise residential area. The proposal includes 92 dwellings with highways and drainage infrastructure, public open space, and the redevelopment of the unused Ballaterson Farm buildings — replacing the former farmhouse and converting outbuildings into tourist accommodation. The Acting Head of Development Management approved the application on 2 April 2025, subject to 16 conditions and a legal agreement. Key planning issues considered included the principle of development, housing delivery, highway safety, landscape character, drainage, ecology, affordable housing, and the replacement farmhouse and barn conversions.
The application was approved by the Acting Head of Development Management on 2 April 2025. The officer recommended approval subject to a legal agreement and conditions, and that recommendation was followed. The decision addressed a range of planning matters including housing delivery, highway safety, landscape impact, drainage, ecology, and affordable housing provision.
Highway Safety
Reason: In the interest of Highway Safety (Transport Policy 4 & 6).
Transport Policy 4: The new and existing highways which serve any n ew development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan. 11.3.2 Notwithstanding policies within this plan which encourage travel by means other than private car it is anticipated that the number of vehicles using the Island's roads will continue to increase. This increase in demand is likely to lead to a greater need for road impro vements in order that travel can take place in a safe, effective, and environmentally acceptable manner. The Department of Transport will continue to assess the need for such improvements to public highways and undertake works where appropriate, with much of the improvement within existing roads carried out under the provisions of the Town and Country Planning (Permitted Development) Order2005. The need for improvements to the Island's highway network must be balanced against the environmental objectives of this plan.
Equal weight for vehicles and pedestrians
Reason: In the interest of Highway Safety (Transport Policy 4 & 6).
Transport Policy 6: In the design of new development and transport facilities the needs of pedestrians will be given similar weight to the needs of other road users. 11.5. Car Parking 11.5.1 The level of car parking provided in new development is critical to creating more sustainable development. Too little and the traffic generated can create problems on adjacent streets. Too much can increase congestion and delay public transport. The problem is most severe in existing settlements and at its worst in the Douglas area. 11.5.2 In respect of town centre office development, it has been the Department's usual practice to require the provision of one parking space per 50sq metres of nett office floor space, such parking spaces to be provided preferably on site but otherwise conveniently close to the site. The standard of 1 space per 50sq metres is based on: 1/3 staff walking or cycling: 1/3 travelling by public transport and 1/3 by private car. This provision is very often rather less than the demand created by the development. In the case of office developments outside of the town centre, the requirement is usually one parking space per 15sq metres of nett office floor space, a ratio which reflects more accurately the actual demand for parking space arising from the office use. The Douglas Local Plan did in fact invite consideration of other options whereby either the requirement should be increased such as to meet fully the demand for parking space, or the requirement should be reduced so that, with proper enforcement of on-street parking restrictions, fewer workers would come into town by car. 11.5.3 The long term target is to reduce the level of car parking required for town centre developments and seek to develop more sustainable staff and visitor transport plans including improved public transport, staff buses, shared and pooled cars, cycling and walking. Consideration should be given to the provision of cycle parking for staff and customers in non -residential development and to the provision of secure cycle stores in apartments. In the shorter term, the Department proposes the following general policy in respect of parking provision.
Wildlife and Nature Conservation
Reason: To safeguard statutorily protected species and in the interest of biodiversity (Environmental Policy 4 & 5).
Ecological Impacts
Reason: To safeguard statutorily protected species and in the interest of biodiversity (Environmental Policy 4 & 5).
General Development Considerations
Reason: In the interests of visual amenities in the area (General Policy 2).
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Prior to first occupation of any dwelling, the site access and layout shown on drawings GFB2_APL_56 a - Proposed Site Layout - Highways Adopted Plan and GFB2_APL_01 Rev f Proposed Site Plan shall be provided and be permanently retained thereafter. Nothing shall be planted, erected and/or allowed to grow within the visibility splays above a height of 1 metre above ground level.
Condition 3
Prior to the first occupation of any dwelling hereby approved, the visibility splays for internal site layout accesses and internal bend forward visibility splays shall be provided in accordance with drawings GFB2_APL_30 c and GFB2_APL_40 and GFB2_APL_41 b and said works shall be retained thereafter.
Condition 4
Prior to the first occupation of any dwelling hereby permitted all private drives to be finished, driveways and associated parking areas, and parking courts and private parking spaces shall be properly consolidated and hard surfaced and drained and shall thereafter be maintained.
Condition 5
Prior to the occupation of any dwelling hereby approved the parking spaces which serve that dwelling shall be provided in accordance with the approved drawing GFB2_APL_03 Rev C and such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. The estate roads, including footways, shall be constructed so as to ensure that, before it is completed, each dwelling has been provided with a properly consolidated and surfaced footpath and carriageway to at least base course level between the dwelling or unit and the existing highway at Glenfaba Road.
Condition 6
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.
Condition 8
Prior to first occupation of each relevant dwelling, bird boxes, bat boxes and bee bricks, in accordance with the details specified on Drawing No. GFB2_APL_34 Rev B (Bat Bee and Bird Plan), shall be provided on that dwelling prior to its occupation. Once provided, the bird boxes, bat boxes and bee bricks shall be retained thereafter.
Condition 9
During the construction phase, no works shall take place within any Construction Exclusion Areas (CEA) identified on the Site Plan with Construction Exclusion Areas (Drawing No. GFB2_APL_37). Such works shall exclude the storage of materials and the use (including parking) of construction vehicles or plant. The CEA shall be separated from construction areas by heras fencing (where existing field boundary fences/hedges are not already in place) and shall be retained until works are complete.
Condition 10
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.
Condition 11
The approved landscaping scheme as shown on drawing no. GFB2_APL_30 Rev C (Landscaping Plan) and GFB2_APL_31 Rev B (Planting Schedule) shall be carried out in full accordance with the approved details. The works shall be carried out during the first available planting season following the first occupation of any dwellinghouse or in accordance with the programme agreed in writing with the Department. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.
Condition 12
Prior to the commencement of development, including works of site clearance and ground preparation, the tree protection measures set out on drawing no. GFB2_APL_33 Rev A shall be fully implemented and maintained throughout the construction phase.
Condition 13
Prior to any works above damp proof course a scheme for the design and layout of the proposed areas of public open space as shown on drawing GFB"_APL_26 Rev C (Public Open Space Provision), including the position of equipment, and the boundary treatment to prevent vehicles entering or parking within it, must be approved in writing by the Department, and the development must be undertaken in accordance with this scheme. The delivery of public open space and the approved protection measures shall be undertaken and completed prior to the completion of the final dwelling in each phase.
Condition 14
The temporary sewage treatment plant and all associated infrastructure must be decommissioned and removed from the site within 3 months of the new public foul sewer system within Peel becoming connected to a main system or any subsequent replacement scheme.
Condition 15
Prior to the temporary sewage treatment plant being decommissioned and removed from site, a land restoration plan shall be submitted to and approved in writing by the Department. The Restoration Plan shall include all details of how the land shall be reinstated, including materials site levels and planting and it shall set out how the land will be used thereafter.
Condition 16
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), other than those expressly authorised by this planning permission, no fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of any dwelling house without the prior written approval of the Department.
Condition 17
The 3no. holiday lets hereby approved shall not be used or occupied other than for the purpose of short-let holiday accommodation and shall not be used as a separate dwelling. The accommodation hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any calendar year.
