14 May 2018 · Planning Committee
Phase 2 Temporary Office, Signage & Parking, All Saints Park, Laxey, Isle Of Man, IM4 7lb
The proposal involves building 13 four-bedroom houses (8 Willow type at 176/175sq.m, 2 Beech, 3 Redwood at 150sq.m) on a sloping 1.3ha site of scrub land between Reayrt Ny Glionney estate and Croit E Quill Road, including 3339m² public open space with a play area and footpath.
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The site is zoned residential (Area 17, Laxey/Lonan Local Plan 2005) so principle of development is acceptable under SP1, SP2, SP3, HP4, HP6, with Strategic Plan prevailing over Area Plan per para 1.4…
Policy L/RES/PR/12 - Land adjacent to Ballacannel - Area 17
Requires mix of house types/densities decreasing northeast, variety in design/materials avoiding light dash/brick/render, landscaping to soften edges, no direct Croit-e-Quill access, 20m separation to existing rears, open space for play. Officer assessed proposal complies via smaller varied 4-bed types, decreasing density north, >20m/35-40m separations, landscaping/open space, estate road access only.
Strategic Policy 1
Requires efficient site use, existing infrastructure in settlements. Site in service village Laxey utilises existing access/services, optimises zoned land.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development in towns/villages or extensions. Laxey as service village, logical infill extension.
Strategic Policy 3 - To respect the character of our towns and villages
Housing in service villages like Laxey to meet needs/broaden choice. Conforms as zoned residential.
General Policy 2
Development per zoning if respects site/surroundings in siting/layout/scale/design/landscaping, no adverse amenity/highway impacts. Assessed compliant via design/scale fitting streetscene, separations protecting amenity, highway conditions.
Housing Policy 4
New housing in villages per Area Plans. Complies with zoning/brief.
Housing Policy 5
25% affordable for 8+ dwellings. Satisfied via £50k S13 commuted sum for 2 units.
Housing Policy 6
Zoned residential per Area Plan brief. Design innovative, not prescriptive.
Transport Policy 4
Highways accommodate development safely. Highways no objection with conditions.
Recreation Policy 3
10+ dwellings provide landscaped amenity/open space per Appendix 6. 3339m² public space with play area meets standard.
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) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Pedestrian safety barrier
Prior to any construction, the type and precise location of the pedestrian safety barrier on the footpath adjacent to Croit-e-Quill Road shall be approved in writing by the Department and implemented prior to any occupation of the development. Reason: In the interest of highway safety to prevent child pedestrians from stepping into the carriageway directly from the footpath and to maintain disabled access.
Car parking and manoeuvring
Prior to the occupation of any dwelling the car parking and manoeuvring areas shall be provided as shown on the approved plans and remain free from obstruction thereafter. Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
Footpath to plot 31
The footpath to the dwelling for plot 31 shall be extended to the carriageway edge. Reason: To provide adequate parking and footpath provision to the dwelling in the interest of highway safety and amenity.
Public open space completion
The last dwelling of the development hereby approved shall not be occupied until the public open space has been completed and landscaped in accordance with the approved plans and hard and soft landscaping details. Reason: In the interests of providing adequate public open space.
Landscaping implementation and maintenance
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 subject to conditions for pedestrian safety barrier, car parking/manoeuvring, and footpath extension to plot 31
Do not object
Acceptable of commuted sum payment for affordable housing
Garff Commissioners raised multiple concerns about drainage, parking, traffic, overlooking, overshadowing, and requested a public footpath; Manx Utilities and Highways Division raised no objections subject to drainage connection conditions and further information respectively.
Key concern: development will exacerbate the storm water drainage problems already being experienced
Garff Commissioners
ObjectionMembers are extremely concerned that the development will exacerbate the storm water drainage problems; This matter must be satisfactorily addressed
Conditions requested: a public footpath is considered that would run behind the properties to both Croit e Quill Road and to the designated open space area
Manx Utilities Authority
Conditional No Objectionthe Authority has no objection to the application subject to the following condition/s
Conditions requested: The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to Manx Utilities. All drainage works must conform to the requirements of “Manx Sewers for Adoption”, any necessary CCTV surveys are to be carried out at the developer’s expense; a communication fee will be payable to the Manx Utilities Authority in respect of each property being connected (directly or indirectly) to the public drainage system
Department of Infrastructure (DOI) – Highways Division
Conditional No ObjectionHighway Services does not oppose this application subject to the conditions as per our original response
Conditions requested: subject to the conditions as per our original response
