11 September 2025 · Delegated
3, Close Toalt, Ballawattleworth Estate, Peel, Isle Of Man, IM5 1xb
This application sought permission to enlarge the vehicular hardstanding and widen the access at 3 Close Toalt, Peel, on the Ballawattleworth Estate. The application was refused on 11 September 2025. The deciding officer found that the proposed driveway would detract from the character of the surrounding area. Specifically, the site sits at a point where public green space transitions softly into private residential curtilage, and the enlarged hardstanding was considered to undermine that character. The refusal was based on non-compliance with General Policy 2 of the Strategic Plan and the Residential Design Guide (July 2021). Highway safety was also identified as a key issue during the assessment.
The application was refused by a Principal Planner acting under delegated authority. The proposed enlargement of the driveway and widening of the access was considered to harm the character of the area by disrupting the soft visual transition between the adjacent public green space and the private dwelling. This was found to conflict with the Strategic Plan and the Residential Design Guide.
Refusal Reasons
General Policy 2 of the Strategic Plan
The proposed driveway detracts from the character of the area, namely, a soft transition from public green space to private dwellinghouse. It is considered to fail to comply with 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
General Policy 2 (b), (c), (g), (h)
The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant
