23 October 2020 · Planning Committee (decision made by Head of Development Management - Stephen Butler)
Field 121388, Oatlands Road, Andreas, Isle Of Man, IM7 4er
The proposal involves demolishing derelict greenhouses on the former Dale Nurseries site (previously developed land) and developing part of adjacent Field 121388 (designated for residential use) for 17 dwellings including 2 bungalows, semi-detached and detached two-storey houses finished in painted render, stone claddi…
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The principle of development was accepted as the eastern part is zoned residential and western part qualifies as previously-developed land (redundant derelict greenhouses) under General Policy 3(c), w…
Strategic Policy 1
Requires optimising previously developed land, efficient site use (access/landscaping/open space) and utilising infrastructure. Officer assessed site as partially brownfield near services in service village, with good bus/shop/school access and 2258sqm POS.
Strategic Policy 3 - To respect the character of our towns and villages
Identifies Andreas as Service Village for housing to meet local needs. Officer noted 770 dwellings needed north 2011-2026; site fits sustainable objectives.
Environment Policy 1
Protects countryside outside settlements. Western site unzoned but accepted as PDL exception under GP3; no adverse countryside impact.
Environment Policy 10
Requires FRA for flood risk sites. Submitted FRA and amended offline basin satisfied after Manx Utilities input.
Environment Policy 13
No unacceptable flood risk. Basin reduces runoff; does not exacerbate existing issues.
Environment Policy 42
Design to reflect locality character. Bungalows match road frontage; varied layout/landscaping integrates.
General Policy 2
Tests siting/layout/scale/design/amenity/highways. Met via quality estate design, separations, parking, visibility.
General Policy 3
Exceptions for PDL redevelopment improving landscape/environment. Derelict nurseries qualify; housing improves site.
Housing Policy 5
25% affordable on 8+ dwellings. 4 units + sum via S13 agreement.
Transport Policy 1
Near public transport. Site 600m from village centre bus stops/shops/school.
Transport Policy 4
Highways accommodate traffic safely. Visibility/parking ok despite objection.
Transport Policy 7
2 spaces/dwelling provided.
Recreation Policy 3
POS for 10+ dwellings. 2258sqm exceeds 1568sqm req.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Parking and turning
Each dwelling hereby approved shall not be occupied 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 dwelling and shall remain free of obstruction for such use at all times.
Landscaping scheme
No development shall take place until a further landscaping plan of soft landscaping works surrounding the substation have been submitted to and approved in writing by Department and these works shall be carried out as approved. Details of the soft landscaping works include additional planting as already shown on drawing (03) 002 but additional planting in and around the Public Open Space Area and to the frontage/entrance of the site. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following the first occupation of each dwelling permitted. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
Public open space timetable
Prior to the commencement of development a 'Timetable Scheme' for the provision of the Public Open Space areas as shown on drawing (03) 002 is to be submitted to and approved by the Department which gives a timetable of when all the Public Open Space will be completed and all made available for recreational use before the occupation of the last dwelling. Development shall be carried out in accordance with the agreed timetable.
Roads and footways
Prior to the occupation of any dwelling, the road and footway/footpath between the highway and that dwelling shall be constructed to at least base course level.
Planting maintenance
All planting, seeding or turfing not included within the areas of public open space (mentioned within Conditions 3 & 4) comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development. 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.
Access visibility splays
Prior to the commencement of the development (including demolition) the proposed new access is to be installed (required to be completed prior to first dwelling being occupied) with visibility splays of 2.4m x 70m in both directions and thereafter kept permanently clear of any obstruction exceeding 1.05m in height above adjoining carriageway level. This also requires no obstruction (i.e. any vegetation, trees, fences, gates, walls, sheds, greenhouses, play equipment, and any other structures) exceeding 1.05m in height above adjoining carriageway level within the front garden of the dwelling on Plot 2.
Forward enclosures
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of any dwelling house forward of any wall of that dwelling house which fronts onto a highway, without the prior written approval of the Department.
Detention basin and drainage
The Detention Basin and associated drainage scheme as shown on drawing 10 REV B are required to be in place before the occupation of the first dwelling and maintained thereafter.
Tree protection
No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected around any existing trees as shown on drawing Nr (03) 004 REV A. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works.
No objection subject to tree protection condition
4 affordable units proposed suitable, commuted sum for 0.25 shortfall
No objection to amended offline detention basin (1:100 year)
Highway Services object to the proposals due to inadequate highway visibility splays and vehicle tracking issues, while Manx Utilities raise flood risk and drainage concerns but indicate conditional no objection, DOI Estates request affordable housing provisions, and DEFA Forestry requests tree protection measures.
Key concern: Highway safety - inadequate visibility splays and refuse vehicle access
Manx Utilities
Conditional No ObjectionManx Utilities Authority has assessed the above planning application and would like to advise you that the Authority has no objection to the application subject to the following condition/s; Given the sensitivity of flood risk to existing residents in the area it is necessary to request that a detailed Flood Risk Assessment (FRA) is carried out
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s); 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"; 17 communication fees will be payable to the Manx Utilities Authority
Manx Utilities
Conditional No ObjectionIf the basin was situated "off line"... this offline approach is Manx Utilities’ preferred option; Manx Utilities will not consider this basin for public adoption of a drainage system
Conditions requested: Confirm maintenance agreement with local authority/landowners prior to approval; Manx Utilities will not consider basin for public adoption
Highway Services
ObjectionHighway Services oppose the current proposals on highway safety grounds; Recommendation: O
Conditions requested: Revised swept path analysis for 11.5m refuse vehicle; Revised highway visibility splay of at least 2.4m x 70m to south with no offset >0.5m
Highway Services
ObjectionHighway Services oppose the current proposals on highway safety grounds as the application fails to demonstrate that the proposed site access junction would have adequate highway visibility; Recommendation: 0
Conditions requested: Revised tracking with 11.5m vehicle; Evidence from waste authority if using 10m vehicle; Relocate site access or increase x distance >2.4m
DEFA Forestry
Conditional No ObjectionI recommend that if this application is approved, the following condition is applied
Conditions requested: Prior to commencement, protective measures in Tree Protection Plan (drawing (03)004) shall be fully installed and retained until development complete
DOI Public Estates and Housing Division
Conditional No ObjectionThe department would therefore request that consideration be given... to include a requirement... for the applicant to enter into a Section 13 Agreement
Conditions requested: Applicant to enter Section 13 Agreement for 25% affordable housing (4.25 units), commuted sum for 0.25 units as 4 homes identified
