Officer Report

Application No.: 25/90680/B Applicant: Department Of Environment Food And Agriculture Proposal: Replacement of septic tank with Klargester BioDisc sewage treatment system. Site Address: Dhoon Glen Cafe Main Road Dhoon Ramsey Isle Of Man IM7 1HL Planning Officer: Hamish Laird Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 10.09.2025 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. 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.

• C 2. All works of development to be carried out in accordance with the permission, hereby approved, must be undertaken in compliance with the avoidance, minimisation and compensation measures contained in section 5.1 of Ecology Vannin's Preliminary Ecological Appraisal dated May 2025.

Reason: For the conservation and protection of legally protected species, in accordance with the requirements of the Wildlife Act 1990 and Environment Policies 4 and 5 in the Isle of Man Strategic Plan 2016; and, to safeguard the rural character and amenities of the area.

This application has been recommended for approval for the following reason.

The planning application for the replacement of the existing septic tank with a Klargester Biodisc sewage treatment system accords with the provisions set out in General Policy 2, Environment Policies 1, 4, 5 and 22 of the Isle of Man Strategic Plan 2016, and is recommended for approval.

Plans/Drawings/Information;

The development, hereby permitted, shall be carried in accordance with the following approved plans and documents:

• 1. Drawing 2101.05 - Klargester Biodisc details and specifications by Kingspan;
• 2. Drawing 20015 Rev. P04 - Klargester Biodisc details - Plans, Sections and Elevations;
• 3. Drawing 20021 Rev. P01 - Site Plan showing site edged red and adjoining land controlled by the applicant edged blue;
• 4. Planning Statement - by Uplift Planning
• 5. Preliminary Ecological Appraisal Report (PEA) Report Final_2.0 by Ecology Vannin Consultancy Services dated May 2025;

all date stamped received on 11 July, 2025. _________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Garff Commissioners - No objection. _________________________________________________________________ Officer’s Report THIS APPLICATION IS REFERRED TO THE COMMITTEE AS DEFA IS THE APPLICANT

1.0 THE SITE - 1.1 The application site comprises a gravelled/bark chip area forming part of the rear garden area serving the Dhoon Glen Café, which is located to the rear (west) of the Café building which presents itself as a single storey structure facing east where it adjoins the track of the Manx Electric Railway at Dhoon Glen Station. The Café building presents itself as a 2storey structure to the rear (west) with the lower ground floor provided public conveniences. The site is located on the western edge of the Dhoon Glen ASSI which comprises woodland in a 'Glen' setting. It is located in the countryside beyond any recognised settlement boundary.

2.0 THE PROPOSAL - 2.1 Proposed is the replacement of the existing septic tank with 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. This area of land is contained within the site edged red on plan. - 2.2 The Klargester Biodisc sewage treatment 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. The system will be largely below ground, with a timber-decked finish reinstated above in order to minimise visual intrusion and to be compatible with its woodland surroundings. The treated effluent would be released into a nearby watercourse, with built-in sample chambers facilitating ongoing compliance monitoring to ensure environmental safety. Effluent will arise from kitchen waste water and sewage from the lower ground floor toilets. - 2.3 The application is accompanied by:

• o Completed application forms;
• o Site location plan,
• o Proposed plans, elevations and sections;

• o A Planning Statement outlining the parameters of the development, its impacts and environmental benefits within the context of the site and surroundings;
• o A Preliminary Ecological Appraisal Report (PEA) by Ecology Vannin dated May 2025, advising of the potential environmental impacts on the sites statutory designations and wildlife and mitigation measures proposed; and,
• o The manufacturers brochure outlining the design and specifications for the installation and operation of the Klargester Biodisc sewage treatment system.

2.4 The Klargester Biodisc outfall into the river is shown as being sited within the land edged blue on the submitted site plan. This would be via the existing outfall connection to the present septic tank system. A sampling chamber is shown on site at 'FIC3' on Drawing No. 20015 Rev. P04, where it would then connect via a 'Y' Branch connection to the existing 100mm diameter Coil Drain.

- 3.0 PLANNING POLICY

3.1 The site lies within an area of land which is not zoned for development and sits within a rural part of the open countryside designated as shown on the Draft Area Plan for the North and West (2022). - 3.2 The site is not in a Flood Risk Area or Conservation Area and none of the buildings or trees on site is Registered. - 3.3 The Landscape Character Assessment (2008) identifies the site as being within Areas D1 (Ballajora and Ballaglass) and D2 (Laxey), both are recognised for their natural beauty, biodiversity, and wooded valley landscapes. - 3.4 The site is located within the Dhoon Glen Area of Special Scientific Interest (ASSI) and therefore mitigation measures are required for the protection of this statutorily protected site. - 3.5 As such, the following parts of the Strategic Plan are relevant:

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:

• (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; (g) does not affect adversely the amenity of local residents or the character of the locality".

3.6 Environment Policy 4 (Part): "Development will not be permitted which would adversely affect: (b) species and habitats of national importance:

• (ii) proposed or designated National Nature Reserves, or Areas of Special Scientific Interest;…."

3.7 Environment Policy 5: "In exceptional circumstances where development is allowed which could adversely affect a site recognised under Environmental Policy 4, conditions will be imposed and/or Planning Agreements sought to:

• (a) minimise disturbance;
• (b) conserve and manage its ecological interest as far as possible; and
• (c) where damage is unavoidable, provide new or replacement habitats so that the loss to the total ecological resource is mitigated."

3.8 Environment Policy 22 (in part):

"Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of:

• i) pollution of sea, surface water or groundwater;
• ii) ii) emissions of airborne pollutants; and
• iii) iii) vibration, odour, noise or light pollution."

- 4.0 PLANNING HISTORY

4.1 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.

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

- 5.0 REPRESENTATIONS

5.1 Garff Commissioners raises no objection (8/8/25). The Commissioners comment as follows: "The plans in regard to the following application have been considered by the Commission:

25/90680/B Dhoon Glen Cafe Main Road Dhoon Ramsey Isle Of Man IM7 1HL Replacement of septic tank with Klargester BioDisc sewage treatment system. The Board has no objections to these proposals"

5.2 Highways Services - No comments had been received by the Report drafting stage (29/8/25). - 5.3 DEFA Environmental Protection Unit (EPU) (Water) - 1/8/25. Comments: "With regard to PA 25/90680/B the Environmental Protection Unit issued a discharge license in 2022 (WPA_07_2022) for the proposal and therefore have no objections.

As part of the discharge license application modelling was undertaken to ensure the discharge does not adversely impact the chemical water quality of the receiving watercourse."

5.4 DEFA Ecosystem Policy Team (30/7/25) comments: General Stance No objection subject to condition. Detailed Comments

• o The Ecosystem Policy Team can confirm that Ecology Vannin's Preliminary Ecological Appraisal Report dated May 2025, is all in order and that a suitable level of assessment has been undertaken.
• o Part of the proposed works are to take place within Dhoon Glen Area of Special Scientific Interest (ASSI) and therefore mitigation measures are required for the protection of this statutorily protected site. Potential conditions
• o Works to be undertaken in compliance with the avoidance, minimisation & compensation measures contained in section 5.1 of Ecology Vannin's Preliminary Ecological Appraisal.

• Additional Information
• o The applicant must submit an ASSI Notice Form and obtain written consent from the Ecosystem Policy Team prior to works commencing within Dhoon Glen ASSI.

5.5 DEFA - Forestry, Amenity and Lands (23/7/25) comments: "Thank you for consulting with us on this current application. We have now had an opportunity to undertake a cursory desktop review and have the following comments. We note that this a DEFA application, and therefore we declare an interest in this proposal.

For information, we have liaised with the officers concerned and are of the belief that no trees are to be impacted but for transparency reasons neither support or oppose this application."

- 6.0 ASSESSMENT

6.1 The fundamental issues to consider in the assessment of this planning application are:

• (i) visual impact of the proposed development; (GP2 b, c)
• (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of anyneighbouring properties. (GP2(g,)
• (iii) impact of the Klargester Biodisc STS and their use (EP22)

6.2 Visual impact

• 6.2.1 The proposed works would be separate from the existing Café buidling on site and would involve excavation of part of the rear amenity area serving the Cafe in order to install the Klargester Biodisc STS. From the Case Officers site visit, it is clear that the development of both the siting of the replacement Klargester Biodisc STS and the outfall into the river, which would connect via a 'Y' Branch connection to the existing 100mm diameter Coil Drain as shown within the land edged blue on the submitted site plan, would give rise to a minimal visual impact on the external appearance of the Café site and Café structure.
• 6.2.2 It is further noted that 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; and, the proposed works would preserve the natural topography in that they do not require tree removal or significant earthworks.
• 6.2.3 The proposal therefore complies with the Strategic Plan and Landscape Character Assessment by respecting and enhancing the area's visual and ecological integrity, and the proposed works are considered to be acceptable in principle. It is considered that the development would accord with the provisions of Strategic Plan Policy GP2 b) and c).

6.3 Neighbouring amenity

• 6.3.1 The proposed works do not involve above ground development. The works are necessary to provide an up to date foul water drainage system, and the proposed BioDisc system and connection to the existing drainage outfall pipe to the river would not give rise to any adverse amenity impacts in respect of the residential amenities that any neighbours currently enjoy. This accords with the provisions of Strategic Plan Policy GP2 g).

6.4 Environmental harm

• 6.4.1 The comments received from the DEFA Environmental Protection Unit (EPU) (Water), are noted. The proposed BioDisc system provides a sealed foul water disposal system commonly employed on properties which are not connected to any mains drainage system, the BioDisc system is considered to be sufficiently far enough away for adequate discharge of treated waste water so not to be considered a nuisance to any neighbouring residents or recreational users of the Glen in respect of effluent leakage or odours. It is noted that the

Environmental Protection Unit issued a discharge license in 2022 (WPA_07_2022) for the proposal and therefore it raised no objections.

• 6.4.2 In respect of the comments received from the DEFA Ecosystems Policy Team; and, DEFA - Forestry, Amenity and Lands, it is noted that Ecology Vannin's Preliminary Ecological Appraisal (PEA) is detailed and up to date, and provides a full resume of the potential impacts on the flora and fauna on and around the site, particularly in the adjoining Dhoon Glen ASSI. The Ecosystems Policy Team has raised no objection subject to a condition being applied requiring that the works be undertaken in compliance with the avoidance, minimisation & compensation measures contained in section 5.1 of Ecology Vannin's Preliminary Ecological Appraisal. It is agreed that this can be conditioned, and that such a condition would meet the tests for conditions. In respect of the additional information requiring the applicant to submit an ASSI Notice Form and obtain written consent from the Ecosystem Policy Team prior to works commencing within Dhoon Glen ASSI, this can be added as an Informative to any approval granted.
• 7.0 CONCLUSION

7.1 Overall, it is concluded that the planning application for the replacement of the existing septic tank with a Klargester Biodisc sewage treatment system accords with the provisions set out in General Policy 2, Environment Policies 1, 4, 5 and 22 of the Isle of Man Strategic Plan 2016, and is recommended for approval. - 8.0 RECOMMENDATION

8.1 Approve. - 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 9.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made: Permitted Date: 29.09.2025 Signed : Mrs Louise Phillips Presenting Officer

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