8 June 2016 · Senior Planning Officer (Chris Balmer)
Gas Works, Access To Gas Works From Four Roads, Port St Mary, Isle Of Man, IM9 5lf
The site, a former gas works with decommissioned structures west of Station Road in Port St Mary, is proposed for clearance and redevelopment with 20 houses: mostly 3-4 bedroom terraced dwellings in three rows, featuring varied designs with rendered walls, coloured weatherboarding, artificial slate roofs, aluminium win…
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer considered the principle of residential development acceptable based on the prior approval of PA 14/00357/A for 23 dwellings, which established no impediments regarding land use, density, …
General Policy 3
GP3 restricts development on previously developed land outside zoned areas unless it reduces landscape impact and improves the environment. The site qualifies as previously developed (former gas works) but is within an industrial zone, so GP3 not directly applicable; residential redevelopment accepted as it clears redundant hazardous structures and remediates contamination.
Housing Policy 5
Requires 25% affordable housing in residential developments of 8+ dwellings on zoned land. Site is industrial, so not strictly applicable, but applicant voluntarily provides 25% affordable units via legal agreement, satisfying the policy intent.
Environment Policy 26
Prohibits development on contaminated land unless no unacceptable risk to health or watercourses. Land contamination survey confirmed remediation feasible for residential use, with hydrocarbons at non-hazardous levels post-treatment.
Environment Policy 7
Protects watercourses with 8m buffer and pollution controls. DEFA approval in principle given; no pollutants expected to affect nearby drain 3.5m from boundary.
Recreation Policy 3
Requires landscaped amenity space for 10+ dwellings per Appendix 6. 810 sq m public open space exceeds requirements for children's play and amenity.
Recreation Policy 4
Open space must be on-site or nearby and accessible. Two separate areas provided on-site, suitable for play and amenity.
Environment Policy 4
Protects species/habitats including protected bats and Schedule 1 birds. Wildlife survey found pipistrelle bats and nesting birds; conditions require exclusion, mitigation (bat/bird boxes), and DEFA liaison.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Bird and bat exclusion pre-demolition
Prior to the commencement of any works on site, including and particularly any demolition, any sites which are known or suspected to accommodate birds or bats must be treated such that birds and bats may not enter to roost, in a manner including timing, to be agreed with the Department and after consultation with the Biodiversity Office and the development must be undertaken in accordance with these details.
Visibility splays
Prior to the commencement of any work on site the visibility splays on drawing no 1274-000A date stamped 4th August 2015 shall be provided and maintained at a height of 1.05m thereafter.
Highway to base course
Prior to the occupation of any dwelling the highway between Station Road and the dwelling shall be provided to at least base course level.
Parking provision
Prior to the occupation of any dwelling, the parking, including the garage, associated with that dwelling shall be provided and maintained free from obstruction and available for car parking thereafter.
Garages for parking
All garages must remain available for the parking of a vehicle associated with the house to which the garage is attached.
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.
Protected species mitigation details
Prior to any demolition or development work, details for ensuring that no bats or Schedule 1 bird species are present on site, and details of mitigation for loss of habitat, shall be submitted to and approved in writing by the Department. Such approved details that be adhered to prior to, during and post construction.
Do not oppose the application but recommend conditions on visibility splays, highway provision, and parking.
No objection subject to mitigations including bat boxes, bird boxes for Schedule 1 species, exclusion measures prior to demolition, and works outside nesting season.
Affordable housing should be provided as part of the development.
DEFA Biodiversity recommends conditional no objection with bat and bird mitigation measures; DOI Housing Division requests a Section 13 Agreement for affordable housing contribution; Port St Mary Commissioners have no objections.
Key concern: small numbers of roosting bats and nesting Schedule 1 birds requiring mitigation
DEFA Biodiversity
Conditional No ObjectionI don't object to the loss of the bat roosts in this case, assuming planning consent is obtainable otherwise, but I recommend the provision of a bat box; nest sites (as opposed to active nests) are not protected under the Wildlife Act, it would be good practice to provide some alternative accommodation for them
Conditions requested: provide alternative accommodation for Schedule 1 birds using appropriately designed bird boxes or gaps in walls (woodcrete boxes recommended); works undertaken outside of the nesting season or nesting opportunities removed/blocked prior to this period; provision of a bat box designed for small numbers of pipistrelle bats (Habitat-style built-in box recommended); ensure no bats remain prior to demolition via exclusion by a batworker or under DEFA advice
Department of Infrastructure Housing Division
Conditional No Objectionthere continues to be a need for affordable housing in the Southern Area; 74 persons in the area who are on the waiting list for general affordable housing and 57 persons on the waiting list for sheltered housing
Conditions requested: applicant to enter into a Section 13 Agreement with the Department to provide a contribution to affordable housing, based upon the usual calculation, of 5 units (20 × 25% = 5 No.)
Port St Mary Commissioners
No ObjectionPA15/00870/REM - No objections
