8 September 2020 · Planning Committee
Field 314538 South Of, Ballatessan Meadow, Peel, Isle Of Man, IM5 1du
The proposal involves building 25 detached, 10 semi-detached and 12 terraced two-storey houses on a flat-to-sloping agricultural field abutting existing housing in Ballatessan Meadow to the north, Castle View Nursing Home to the west, Peel Golf Course to the east and fields to the south.
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The officer assessed the proposal against the development plan and other material considerations, finding the site designated as Predominantly Residential in the Peel Local Plan (1989) with no revisio…
Environment Policy 4
Protects wildlife and habitats. Officer required PWMS for lizards/birds, PEA cross-check with Wildlife Act 1990, native planting, lighting away from hedges, bird/lizard boxes and refugia to mitigate hedgerow removal and enhance biodiversity.
General Policy 1
Requires consideration of development plan and material considerations. Site designation in Peel Local Plan not questioned despite age, supported by Strategic Plan housing needs.
General Policy 2
Sets general development standards complemented by Residential Design Guidance. Proposal met separation distances (20m+), design similar to adjacent estate.
Housing Policy 5
Requires 25% affordable units for 8+ dwellings. Secured 11 on-site plus £18k commuted sum via legal agreement.
Recreation Policy 3
Requires POS for 10+ dwellings per Appendix Six standards. Provided 4,128+ sqm including play area exceeding formal/children's/amenity requirements.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Precautionary Working Method Statement for hedging removal
Prior to the commencement of any work to remove any hedging on site, a Precautionary Working Method Statement for common lizards and breeding birds to demonstrate how the hedging will be removed and not adversely affect either. This must be approved by the Department and the works undertaken in accordance with this and paragraphs 5.5.6 and 5.5.7 of the Preliminary Ecological Survey dated October 2019 and submitted with the application.
Preliminary Ecological Appraisal cross-check
Prior to the commencement of any work on the site, the Preliminary Ecological Appraisal must be cross checked with species referred to in the Wildlife Act 1990 and the conclusions submitted to the Department along with any appropriate mitigation, and the development undertaken in accordance with the approved details.
Native species planting schedule
Prior to the commencement of any work on site, the planting schedule shall be re-submitted to the Department, incorporating native species of trees and plants and the development shall be undertaken in accordance with the approved details.
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.
Lighting scheme
No lighting may be introduced until a lighting scheme has been approved by the Department which demonstrates that lighting will be directed away from the perimeter hedging and the development must be undertaken in accordance with these approved details and the lighting retained as such thereafter.
Car parking provision
Prior to the occupation of each dwelling, the respective car parking shall be constructed as indicated on the approved plans and shall remain as approved for the duration of the occupation of the development.
Traffic calming measures
Prior to the occupation of the first dwelling there must be approved in writing by the Department details of the required additional traffic calming measures and the development must be undertaken in full accordance with the approved details.
Brick finish to rear elevations
The rear elevations of the properties on plots 21, 24, 26, 27, 34 and 35 must be finished in all brick to match their front elevations.
Boundary treatments
Notwithstanding any previously submitted details of boundary treatment, further details shall be submitted to and approved by the Department prior to the commencement of development and the development shall be carried out in accordance with the approved details. The details submitted shall provide for walls on those boundaries between gardens and areas of open/amenity space at plots A1, A17, A41, A42, A36 and A47. The details shall also include provision for the retention and enhancement of the hedging to the perimeter of the site where it abuts adjacent fields.
No permitted development 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 without the prior written approval of the Planning Authority.
Bird/lizard boxes and refugia
Prior to the commencement of the development hereby approved, details of the provision of boxes for (starlings and house sparrows) and refugia (for lizard) shall be submitted to and approved by the Department. The boxes and refugia shall be provided in accordance with the approved details and before the occupation of the 47th dwelling, and retained as such thereafter.
No objection subject to conditions on parking and traffic calming
Preference for 11 affordable units on-site plus £18,000 commuted sum
Do not oppose the application
Accept assessments but recommend PWMS, boxes and lighting scheme
Highway Services provided detailed comments raising no highway objection with specific conditions; DEFA Biodiversity raised concerns about the Preliminary Ecological Appraisal and requested method statements and enhancements; numerous public representations objected on highways, ecology, drainage, and infrastructure grounds.
Key concern: Preliminary Ecological Appraisal inadequate and requires revision to Isle of Man legislation
Highway Services Division
Conditional No ObjectionRecommendation: DNOC; Whilst it is recognised that the development would result in an impact on the highway network this is not sufficiently significant to justify a highway related objection.; The developer would need to enter into Section 4 and Section 109A Highway Agreements.
Conditions requested: Prior to occupation of each dwelling, the respective car parking shall be constructed as indicated on the approved plans and shall remain as approved for the duration of occupation of the development.; Prior to occupation of the first dwelling the developer shall provide details of the required additional traffic calming to be approved by Highway Services.
DEFA Biodiversity
Conditional No ObjectionThe PEA should be cross-checked with Isle of Man legislation; A report of this nature should be submitted to planning prior to a decision being made.; For all future commissioned PEAs, Dandara should ensure that contracted ecological consultancies are adequately appraised of the Isle of Man legislative basis
Conditions requested: Precautionary working method statement (PWMS) for common lizards prior to commencement of works; PWMS to factor in breeding birds; Suitable nest boxes for starlings and house sparrows and lizard refugia incorporated into development; Low level lighting plan to direct light away from hedges and sod banks; Appropriate vegetated Sustainable Drainage Scheme (SuDS)
