Planning Statement

Uplift Planning

Where Our Plan Is Action

Planning Statement

Replacement of Existing Septic Tank with Klargester BioDisc System at Dhoon Glen Café, Main Road, Dhoon

This Planning Statement has been prepared by Ste Stanley, Chartered Member of the Royal Town Planning Institute

1. Introduction

This Planning Statement has been prepared to support a full planning application for the replacement of an outdated and inadequate septic tank with a modern Klargester BioDisc sewage treatment system.

The proposed development will serve the Dhoon Glen café, situated at the entrance to Dhoon Glen, Main Road, Dhoon. The scheme provides a low-impact and environmentally sustainable upgrade to the site’s existing infrastructure, ensuring long-term compliance with environmental standards while supporting the continued use of a valued local amenity. The proposal aligns with relevant planning policies and environmental objectives set out in the Isle of Man Strategic Plan 2016, as well as the findings of the accompanying Preliminary Ecological Appraisal (PEA, Ecology Vannin, 2025).

2. Proposal

The development involves the decommissioning and removal of the existing septic tank and the installation of a Klargester BioDisc sewage treatment system. The new unit will be located beneath an existing bark-chipped amenity area. It will be connected to a 100mm pipe (coil route) which runs approximately 40 metres eastward into Dhoon Glen to discharge treated effluent into the nearby river. Key features of the proposed system include:

• • Advanced treatment capability: The BioDisc system utilises rotating biological contactor (RBC) technology to provide highly efficient and environmentally robust treatment of wastewater. It meets or exceeds BS EN 12566-3 standards for sewage treatment.
• • Discreet and maintainable design: The system will be largely below ground, with a timber-decked finish reinstated above, minimising visual intrusion and ensuring compatibility with its woodland surroundings.
• • Environmentally sound discharge: Treated effluent will be released into a nearby watercourse, with built-in sample chambers facilitating ongoing compliance monitoring and ensuring environmental safety.

3. Site Context

The application site lies at the upper entrance to Dhoon Glen, adjacent to the main A2 coast road. It is currently used as an intermittently operating café and includes public amenity space surfaced in bark chippings. The surrounding landscape includes:

• • Protected landscape designations: The site lies within an area of High Landscape Value and Scenic Significance under the 1982 Development Order and immediately adjacent to the Dhoon Glen Area of Special Scientific Interest (ASSI).
• • Surrounding land uses: The Manx Electric Railway shelter and line border the site to the west, woodland and residential properties lie to the north and south, and the Dhoon Glen and associated river corridor extend to the east.
• • Existing infrastructure constraints: The current septic system is no longer sufficient to meet modern environmental standards or the operational needs of the café, necessitating this proposed upgrade.

4. Planning History

The planning history for the immediate and surrounding area demonstrates a consistent pattern of sensitive infrastructure improvements aimed at maintaining and enhancing the integrity and accessibility of Dhoon Glen:

• • 04/02643/B – Stabilisation of a slope using gabion baskets and re-grading to prevent erosion and preserve access routes.
• • 08/01569/B – Installation of a culvert to support drainage and manage water flow within the glen.
• • 03/00651/B – Excavation, capping and reinstatement of a former mine site used for car parking.

These approved schemes reflect ongoing public investment and commitment to environmental stewardship and safe public access in this location.

5. Planning Policy Context

The proposal has been assessed against the Isle of Man Strategic Plan 2016, which provides the statutory framework for development across the Island. The proposal is consistent with the Plan’s overarching aim and several key policies.

Strategic Aim

“To plan for the efficient and effective provision of services and infrastructure and to direct and control development and the use of land... whilst preserving, protecting, and improving the quality of the environment...”

Relevant Strategic Plan Policies:

• Strategic Policy 1: Use of Resources – Development should make the best use of resources by optimising previously developed land, reusing buildings and materials, ensuring efficient use of sites, and locating development to benefit from existing infrastructure. The proposal aligns with this policy by upgrading an existing facility using modern, efficient technology with a minimal environmental footprint.
• Strategic Policy 2: Location of New Development – New development will be located primarily within existing towns and villages or, where appropriate, in sustainable urban extensions. Development in the countryside will only be permitted in exceptional circumstances. This scheme remains within an established amenity area and addresses essential infrastructure needs, meeting the policy’s intent.

• Strategic Policy 4: Environmental Protection – Proposals for development must protect or enhance the fabric and setting of designated heritage and conservation areas, protect landscape quality and nature conservation value, and avoid environmental pollution. The proposal includes multiple ecological safeguards and design measures to protect the adjoining Dhoon Glen ASSI and prevent pollution, thereby complying with this policy.
• Strategic Policy 5: Quality in Design – New development, including individual buildings, should be designed to make a positive contribution to the environment of the Island. Design statements may be required to demonstrate compliance. The BioDisc installation, with its below-ground form and discreet surface treatment, integrates sensitively into the wooded landscape and supports the Island’s commitment to quality design.

Strategic Policy 10: Integrated Transport and Accessibility – New

development should be located and designed to promote a more integrated transport network, minimise reliance on private vehicles, and support public transport and pedestrian movement.

The proposal does not introduce new access demands or traffic and is consistent with the low-impact use of the existing café site.

Strategic Policy 12: Housing and Community Facilities – Favourable consideration will generally be given to proposals that improve the quality and condition of existing housing stock or community infrastructure, including through conversion or refurbishment.

By modernising the café’s wastewater infrastructure, the scheme supports a valued local community asset and strengthens public health and environmental protection.

General Policy 3 (GP3): Development Outside Zoned Areas – Development outside areas zoned for development will only be permitted in exceptional circumstances, such as where it is essential for operational or locational reasons,

provides necessary infrastructure, or delivers significant environmental improvements.

This proposal satisfies multiple policy criteria by addressing an urgent infrastructure requirement and delivering measurable environmental benefit in a sensitive setting.

Infrastructure Policy 1 (IP1): Sewerage Provision – New development, except for individual plots or very small-scale schemes, must be located where it can be connected to the IRIS regional sewerage infrastructure (or its successor). Where this is not feasible, alternatives may be considered on a case-by-case basis. The proposed replacement of a septic tank with a modern BioDisc system is a smallscale, site-specific solution in an area not served by IRIS, and is wholly consistent with this policy exception.

Infrastructure Policy 5 (IP5): Water Management and Conservation –

Development proposals must incorporate appropriate measures for the conservation and sustainable management of the Island’s water resources, including surface water and wastewater.

The BioDisc system directly supports this objective by offering energy-efficient and environmentally compliant wastewater treatment with regular sampling and maintenance provisions to protect water quality in the adjacent watercourse.

6. Ecological and Environmental Considerations

The Preliminary Ecological Appraisal (PEA) undertaken by Ecology Vannin in May 2025 identified the site as lying within a sensitive ecological corridor, with proximity to the Dhoon Glen ASSI. The PEA concluded that the proposal is acceptable, subject to implementation of appropriate mitigation measures. These include:

• • Sensitive construction techniques: Installation of the coil pipe within the ASSI will be carried out manually to avoid ground disturbance, safeguarding flora and fauna.
• • Wildlife protection protocols: RAMs (Reasonable Avoidance Measures) will be applied to protect Common Frogs, Common Lizards and nesting birds, with no work carried out during sensitive periods unless cleared by an ecologist.
• • Vegetation management: Any removal of Rhododendron (Schedule 8 species) will follow prescribed control measures to prevent spread and habitat disruption.
• • Lighting restrictions: No additional external lighting will be installed, preventing impact on nocturnal species, particularly bats.
• • Tree protection: No felling is anticipated. If required, further surveys and mitigation would be implemented to comply with Wildlife Act protections for bat roosts.

These measures ensure that the development results in no net loss of biodiversity and is consistent with the Isle of Man Climate Change Act 2021, which encourages the delivery of biodiversity net gain.

7. Landscape and Visual Impact

The Landscape Character Assessment (2008) identifies the site within Areas D1 (Ballajora and Ballaglass) and D2 (Laxey), both recognised for their natural beauty, biodiversity, and wooded valley landscapes. The development has been designed to be visually neutral and fully reversible:

• • The BioDisc system is buried below ground, ensuring no impact on landscape views.
• • The reinstatement of bark chip surfacing and timber decking maintains the current aesthetic.
• • The proposed works preserve the natural topography and do not require tree removal or significant earthworks.

The proposal therefore complies with the Strategic Plan and Landscape Character Assessment by respecting and enhancing the area's visual and ecological integrity.

8. Development Justification

There are compelling reasons to approve this application:

• • Public health and environmental protection: The existing septic system is no longer effective, risking pollution and environmental degradation. The BioDisc system mitigates this.
• • Modern, compliant technology: The BioDisc is a proven, robust, and sustainable solution that meets current standards for wastewater treatment and monitoring.
• • Sustainability: The system is energy-efficient and low-maintenance, reducing long-term operational impact and contributing to the Island’s environmental goals.
• • Support for local tourism: The café is a valued facility for visitors to Dhoon Glen. Ensuring reliable sewage treatment supports continued safe operation.
• • Alignment with policy: The proposal delivers measurable environmental improvement and infrastructure resilience in line with Strategic and General Policies.

9. Mitigation and Enhancements

The development will incorporate a range of mitigation measures and postcompletion enhancements, including:

• • Construction management plans to prevent soil erosion, safeguard root zones, and limit access width to reduce disturbance.
• • Timing of works to avoid breeding seasons and peak ecological sensitivity, ensuring minimal wildlife disruption.
• • Scheduled inspection and maintenance of the BioDisc system to maintain optimal performance and avoid pollution incidents.
• • Ongoing monitoring to ensure environmental compliance and adaptation as needed.

These steps demonstrate a proactive commitment to environmental stewardship.

10. Conclusion

This application proposes a modest, essential infrastructure improvement that offers clear environmental, operational and public health benefits. It:

• • Resolves a known infrastructure risk;
• • Delivers policy-compliant, landscape-sensitive development;
• • Protects biodiversity and ecological integrity;
• • Supports the continued use of a popular local amenity.

In every respect, the proposal represents sustainable, proportionate and appropriate development. In summary, the application aligns fully with the aims and detailed requirements of the Isle of Man Strategic Plan 2016, delivers essential infrastructure in an environmentally sensitive manner and represents a sustainable enhancement to a valued local facility.