7 December 2023 · Planning Committee
19, Faragher Road, Reayrt Mie, Ballasalla, Isle Of Man, IM9 2bl
This application amends house types in Phase 2 of the approved Reayrt Mie development in Ballasalla, substituting 5 detached 4-bed dwellings on plots 19-23 Faragher Road with 8 terraced/semi-detached 3-bed 'Ash' type dwellings, and 4 semi-detached dwellings on plots 30-33 with a terrace of 5 'Birch' type 2/3-bed dwelli…
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The officer assessed the proposal as a straightforward amendment to reflect current market demand for terraced/semi-detached houses rather than detached, on previously approved plots within a committe…
Strategic Policy 1
Requires efficient use of land and resources. The proposal optimises previously approved residential plots by providing 4 additional dwellings without infrastructure changes, meeting housing needs on allocated land.
Strategic Policy 2 - Priority for new development to identified towns and villages
Gives priority for new development to identified towns and villages. Site is in Ballasalla service village, designated Proposed Residential on Area Plan Map 4.
Strategic Policy 3 - To respect the character of our towns and villages
To respect the character of towns and villages. House types and materials match approved phases, neutral streetscene impact.
Strategic Policy 4
Protection of built heritage and landscape conservation. No conservation area; hedges/trees protected by conditions.
Spatial Policy 5
Design and visual impact. Proposal judged reflective of approved development character.
Strategic Policy 10
Sustainable transport. Conditions ensure access, estate roads, parking and pedestrian improvements.
Strategic Policy 11
Housing Needs. Addresses demand for terraced/semi-detached; affordable via legal agreement.
Strategic Policy 3 - To respect the character of our towns and villages
Identifies Service Villages. Ballasalla confirmed as suitable location.
Spatial Policy 5
Building in defined settlements or GP3. Complies with residential designation.
General Policy 2
General Development Considerations. No significant adverse amenity impacts; renewable energy via solar PV condition per GP2 n).
Environment Policy 4
Wildlife and Nature Conservation. Conditions for watercourse works, trees, ecological mitigation, PWMS for lizards/frogs/birds.
Environment Policy 42
Respect the local character and identity. Matches existing approved development.
Housing Policy 1
General need for additional housing 2011-2026. Provides extra units on allocated land.
Housing Policy 2 (Draft Southern Area Plan)
Supply of designated housing land available. Uses approved plots.
Housing Policy 3
Defined housing provision per area. Within overall scheme quantum.
Housing Policy 4
Location of new housing and exceptions. Designated site.
Housing Policy 5
Provisions for 25% affordable Housing. Secured via S.13 variation with commuted sum for extra units.
Transport Policy 1
Proximity to existing public transportation services. Supports sustainable access.
Transport Policy 2
Layouts to link to existing systems. Conditions for footpaths/pedestrian links.
Transport Policy 3
No impact or compromise upon existing rail routes. Backs onto railway with fencing restrictions.
Transport Policy 4
Highway Safety. No objections; conditions for access/roads/parking.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Equal weight for vehicles and pedestrians. Pedestrian improvements required.
Transport Policy 7
Parking Provisions. 2 spaces per dwelling confirmed.
Infrastructure Policy 1
Development and Connectivity to IRIS. Noted but no specific issues.
Infrastructure Policy 2
Details of connectivity to IRIS. Noted but no specific issues.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Energy Efficiency. Condition C17 requires solar PV panels.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Watercourse works timing
No works to the watercourse bank and channel shall take place outside the period July to September (inclusive).
Watercourse method statement
Any works to the existing water course shall be undertaken in accordance with the written method statements and agreed in advance with the Inland Fisheries Section of the Fisheries Directorate, DEFA.
Tree retention
The existing trees shown as being retained on the approved drawings shall be retained and in the event that the retained tree becomes damaged or otherwise defective due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented.
Ecological mitigation plan
Within 3 months from the date of this decision, a plan showing ecological mitigation measures that can include bat and/or bird box being installed to properties or to landscaped areas to ensure long term nesting space and shall be implemented, retained, maintained and kept available for those specific uses.
Protective fencing for trees/hedges
Protective fencing shall be erected and maintained throughout the works, any fencing that becomes damaged must be replaced. All of the existing trees and hedges marked as being retained in the landscaping plan (Drawing No. 02.04 Rev G - approved by PA 22/00139/B), must be retained and protected from damage and disturbance throughout the works. Any changes must be submitted to Planning for written approval prior to any removal taking place. Any additional removal must be suitable compensated for by replacement native planting.
Development phasing and bypass
The phasing of the development must be carried out in accordance with the approved plans under 19/00137/B which show the construction of the phase 1 part of the new by-pass road including the new roundabout on the A5 to be commenced no later than the completion of the 75th dwelling within Phase 1 of the development hereby approved. No dwellings shall be constructed within Phase 2 of the development prior to the completion of the 90th dwelling in Phase 1 and until the by-pass road has been completed with a surface course up to the entrance of phase 2 as shown in the approved plans. No dwelling within Phase 2 shall be occupied until the by-pass road has been completed with a surface course up to the site boundary at the rear of Railway Terrace.
Landscaping implementation
The planting proposals as detail on the Landscaping Plan drawing (phase 2) referenced 02.04-G - approved by PA 22/00139/B - shall be carried out in accordance with those details provided. Any planted trees that are removed, die or become, in the opinion of the Department, seriously damaged or defective within five years of planting shall be replaced with specimens of a similar size and species as originally required, unless the Department gives written consent to any variation.
Construction method statement
All works on site shall be carried out in accordance with the previously approved construction method statement as approved under PA 19/00137/B Condition 4. This approved statement shall be adhered to throughout the construction period.
Bypass access surfacing
No part of the Phase 2 development hereby approved shall be occupied until the first 12 metres of the access on to the by-pass road, measured from the edge of the carriageway, has been consolidated and surfaced (not loose stone or gravel). The access shall be maintained as such thereafter.
Estate roads prior to occupation
No dwelling hereby approved shall be occupied unless the estate roads, including footpaths, cycle paths and turning spaces, have first been constructed so as to ensure that each dwelling has been provided with a properly consolidated and surfaced footpath and carriageway to at least base course level between the dwelling and existing highway.
Parking prior to occupation
No dwelling hereby approved shall be occupied until the access, turning area and parking spaces for the relevant occupied dwelling have been completed in accordance with the details shown on the approved plans. The areas shall be maintained for those purposes at all times thereafter.
Pedestrian improvements
No part of the development hereby approved shall be occupied unless the following measures for improving pedestrian use (approved under PA 19/00137/B) have first been constructed in accordance with the approved details: the existing footway on the southeast side of the A5 between the new access and the junction of Ballabridson Park and the section of Ballahick Lane between the A5 and the site are constructed in accordance with those approved details.
Flood attenuation
No part of the development hereby approved shall be occupied unless the flood attenuation area as approved under PA 19/00137/B has first been constructed in accordance with those submitted details as previously approved.
Precautionary working method statement
Any work including site clearance or soil stripping, shall be undertaken in accordance with the approved Precautionary Working Method Statement (PWMS) with Reasonable Avoidance Measures (RAMS) for lizards, frogs and breeding birds, as previously approved under Condition 15 of PA19/00137/B and undertaken in accordance with those details.
Fencing restrictions
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012, no walling or fencing other than is shown on the approved plans may be erected on the following plots where the proposed walling or fencing would abut the railway line: Plots B29a, B29b, B29c, B30, B31, B32, B33a and B33b; and, Plot B43b.
Solar PV panels
Prior to the first occupation of the dwellings, hereby permitted, Solar PV Panels shall be attached to the most favourable oriented roof-slope of each unit as shown on the approved drawings, with a minimum 4 No. PV Panels per roof-slope. Thereafter, the Solar PV panels shall be retained and maintained for the lifetime of the development.
no objections
no significant negative impact upon highway safety, network functionality and/or parking. Advises secure cycle parking, EV charging, and liaison on highway adoption
No Objection
Highway Services HDC, Malew Parish Commissioners, and DOI Flood Risk Management all have no objections to application 23/00451/B, with Highways providing advisory comments on cycle parking, EV charging, and highway adoption amendments.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; The Applicant is advised to install secure and enclosed cycle parking storage, and an electric vehicle charging point to aid Active Travel and net zero objectives.; Additionally, for the Applicant to liaise with DOI Highway Asset Teams to amend the s4 highway adoption to reflect the revised layout, and the position of access points, paths etc.
Malew Parish Commissioners
No ObjectionMalew Parish Commissioners have no objections to the following applications.; 23/00451/B
Department of Infrastructure Flood Risk Management Division
No ObjectionDNO; Do not oppose
