19 June 2018 · Planning Committee
Field 314333, Poortown Road, Peel, Isle Of Man, IM5 1qh
The proposal involves building 45 two-storey terraced and semi-detached dwellings (mostly Larch 2 and 3 bed types with dormers, painted render and brick finishes) on a 100m x 108m grassed site designated as Predominantly Residential in the Peel Local Plan 1989.
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The site has been designated Predominantly Residential since the 1989 Peel Local Plan (and possibly 1982 proposals), creating a presumption in favour of residential development in this sustainable urb…
Strategic Policy 1
Requires optimising use of under-used land, efficient site use with access/landscaping/open space, and utilising infrastructure. Officer assessed site as sustainable urban infill on designated land avoiding countryside sprawl, with adequate servicing.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development in towns/villages or sustainable extensions. Site in Peel service centre with residential designation confirmed suitable.
Spatial Policy 5
Requires positive environmental contribution. Proposal enhances area via tree/hedge replacement despite leylandii loss, respecting character.
Strategic Policy 3 - To respect the character of our towns and villages
Protects settlement character, avoids coalescence, uses local materials. Houses similar but varied from neighbours, no coalescence.
General Policy 2
Requires respect for site/surroundings in siting/layout/scale/design/landscaping, no adverse amenity/character/highway impacts, adequate standards/services. Tested against neighbour distances (16.6-27m), highway compliance, drainage, landscaping; all met.
Housing Policy 5
Requires 25% affordable in 8+ unit schemes. Secured via legal agreement (5 on-site + contributions =10/11.25 required).
Recreation Policy 3
Requires open space per Appendix 6. Amenity/children's play met on-site; formal recreation off-site justified by QEII school availability and precedents.
Environment Policy 4
Protects ecological sites. No overriding value; hedges retained, leylandii replacement beneficial.
Time limit
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 14 of the Town and Country Planning (Development Procedure) (No2) Officer 2013 and to avoid the accumulation of unimplemented planning approvals.
Vehicular access construction
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only. Reason: In the interests of highway safety.
Pedestrian/cycle access
The development hereby approved shall not be occupied or operated until the means of access for pedestrians and/or cyclists has been constructed in accordance with the approved plan, and shall thereafter be retained for access purposes only. Reason: In the interests of highway safety.
Pre-works highway splays/road
No works (other than the works identified below) shall be carried out on the site until the following works have been completed in accordance with the approved plans: a) the access road to Oak Road; b) visibility splays at the junction of the new access road and Oak Road. Reason: To ensure that the development will not compromise the free flow of traffic or highway safety.
Parking and turning areas
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Highway improvements pre-construction
Prior to any construction the highway improvements shall be installed in accordance with a drawing to be approved by the Planning Authority and the visibility splays shall remain unobstructed at a height of 1.05m thereafter. Reason: In the interest of highway safety.
Landscaping implementation
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: The landscaping of the site is an integral part of the scheme and must be implemented as approved.
no objection following resolution of concerns via applicant contributions
no opposition subject to conditions
content with 5 on-site affordable homes plus commuted sums for remainder
no objection; welcomes hedge retention; leylandii removal acceptable with replacement planting
no objection to leylandii removal as poor specimens of little amenity value
no records on site; leylandii unlikely bat roost
Multiple consultation responses including DOI Housing requesting affordable housing provision, Peel Town Commissioners initially seeking deferral but later no objection after concerns addressed via financial contributions, and DOI Highways deferring pending further information; no formal objections from statutory consultees on planning merits.
Key concern: provision of 25% affordable housing
Department of Infrastructure Public Estates and Housing Division
Conditional No Objectionthe Department would therefore request that consideration be given by the Planning Committee to include a requirement, in respect of any approval granted for this site, for the applicant to enter into a Section 13 Agreement with the Department to provide 25% affordable housing or equivalent as agreed with the Housing Division
Conditions requested: applicant to enter into a Section 13 Agreement with the Department to provide 25% affordable housing or equivalent as agreed with the Housing Division
Department of Infrastructure Public Estates and Housing Division
Conditional No Objectionthe Department can confirm that the incorporation of five affordable homes within this application is acceptable, with the balance of the 25% allowance (6.25 units) being satisfied by the payment of Commuted Sums
Conditions requested: incorporation of five affordable homes within this application... with the balance of the 25% allowance (6.25 units) being satisfied by the payment of Commuted Sums to the Department for future use on the provision of affordable housing off-site
Peel Town Commissioners
No CommentThe Peel Town Commissioners would like to seek a deferment of application 17/00992/B
Peel Town Commissioners
No ObjectionThe Applicant has agreed to making financial contributions to the Commissioners to address these matters through the Commissioners providing this street lighting and providing play park equipment; The Commissioners concerns in relation to the local sewerage treatment plant and the removal of a boundary hedge adjacent to Close Quane were resolved in the amended drawing
Peel Town Commissioners
No Objectionthey do not object to the proposals contained within these applications
Department of Infrastructure Highways Division
No CommentHighways input deferred pending further information/input
Trevor Cowin
What article 6(3) does is make provision for the Department to determine which persons who have made written submissions other than those referred to in article 6(4) should be treated as having sufficient interest
Jennifer Chance, Director of Planning and Building Control, DEFA
The new Operational Policy is not law and does not change that set out in Article 6(3) of the Town and Country Planning (Development Procedure)(no.2) Order 2013
