30 January 2026 · Delegated
Plot 2, Field 432503, Phildraw Road, Ballasalla, Isle Of Man, IM9 3eg
The application asked to vary the time condition attached to planning permission 21/00650/B, which approved the erection of a new dwelling on Plot 2 of a field on the western side of Phildraw Road, Ballasalla, within the 30 mph zone. The site has a long planning history for residential development across two plots, with permissions dating back to 2013 and renewed in 2017. The officer assessed whether the proposal remained acceptable given current policy, and found that neither the land use designation nor the key policies in the Isle of Man Strategic Plan 2016 and the Area Plan for the South 2013 had changed since the original permission. Highway safety was specifically assessed and found acceptable, with adequate visibility and parking arrangements ensuring vehicles can exit in forward gear. Conditions were attached requiring a tree protection scheme, a tree planting plan, and an updated landscaping schedule to be submitted before any works begin on site.
The extension was approved because the underlying proposal for a new dwelling remained acceptable under General Policy 2 of the Isle of Man Strategic Plan 2016 and Planning Circular 8/89, with no material changes to policy or land use designation since the original permission. Highway safety was judged acceptable, and conditions address tree protection and landscaping to manage environmental impacts during construction.
general standards towards acceptable development including visual impact, neighbouring amenity, landscape features
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
Low Density Housing in Parkland
approval for a further four years may be granted
most efficient use of sites and existing infrastructure
Relevant policies of IOM Strategic Plan 2016
protect and enhance landscape and nature conservation value
Relevant policies of IOM Strategic Plan 2016
respect character of locality
Relevant policies of IOM Strategic Plan 2016
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
Condition 1
The development hereby approved shall be begun before the expiration of 14th July 2029.
Condition 2
Prior to the occupation of the dwelling hereby approved, the off road parking, vehicular access and visibility splays (including roadside boundary treatments) shall all be provided in full accordance with the details hereby approved and retained free and available for access and parking purposes at all times.
Condition 3
No site clearance, preparatory work or development shall take place until a tree protection scheme is submitted to and approved in writing by the Department.
Condition 4
No site clearance, preparatory work or development shall take place until a tree planting plan is submitted to and approved in writing by the Department.
Condition 5
No site clearance, preparatory work or development shall take place until a soft landscaping plan is submitted to and approved in writing by the Department.
Approval in principle for the erection of two detached dwellings with associated access
Erection of a dwelling with associated landscaping and drainage
Plot 1
Erection of new dwelling with associated access, landscaping and drainage
Plot 1
Variation of Condition 3 of previous approved PA17/00594/B to extend the period of approval for a further four years
Erection of a dwelling with associated landscaping and drainage
Plot 2
Erection of a detached dwelling with associated access, landscaping and drainage
Plot 2
Variation of Condition 3 of previous approved PA17/00595/B to extend the period of approval for a further four years
