5 September 2016 · Planning Committee
Land Opposite, Springfield Terrace, Foxdale, Isle Of Man, IM4 3hg
The site is a 1.98ha (approx 5 acres) undeveloped sloping field on the southern side of the A24 in Foxdale, designated as Predominantly Residential in the Foxdale Local Plan with a specific development brief requiring phased small-scale development, mine site restoration, affordable housing, gravity drainage, softer ed…
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The site is designated as suitable for residential development in the Foxdale Local Plan with a specific development brief, and none of the conclusions from the 2014 approval have changed, including a…
General Policy 2
Requires development in zoned areas to respect siting, layout, scale, design, landscaping, amenity, access, drainage, and avoid adverse impacts on landscape, wildlife, flooding, or contamination. Officer confirmed site is designated and access/principle acceptable, with details controlled by reserved matters and conditions to ensure compliance including soft edges and tree planting.
Transport Policy 4
Requires highways to accommodate development traffic safely. Access approved with 5.5m width, 2m x 70m visibility splays, footway, and amended traffic calming; Highway Services raised no objection.
Environment Policy 7
Protects watercourses requiring risk assessment, pollution measures, phased works, and 8m buffer. Existing watercourse to be culverted; Manx Utilities require detailed method statements and calculations conditioned for approval.
Housing Policy 5
Requires 25% affordable housing for 8+ dwellings on zoned land. Conditioned at 25% of approved plots; discussions held with DSC for commuted sum.
Recreation Policy 3
Requires landscaped amenity areas and play space per Appendix 6 standards. Reserved matters to include open space with children's play facilities, calculated at ~1848 sqm excluding formal space for assumed 47 dwellings.
Environment Policy 10
Requires flood risk assessment where risk exists. Applicant claims culverting alleviates flooding; no objection from authorities, details via reserved matters/conditions.
Environment Policy 13
Prohibits unacceptable flooding risk. No indication development causes flooding; drainage controlled by conditions.
Reserved matters approval
Details of the siting, design, external appearance, internal layout and landscaping (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the Planning Authority before any development is commenced and thereafter the development shall only be carried out in accordance with the details as approved.
Time limit for reserved matters
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved.
Time limit for commencement
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.
Limits approval to principle and access
This approval relates to the principle of the residential development of the site and the construction of access from the A24 for a distance of 20m into the site, as shown in drawing 1400/01/01 revision A received on 28th June, 2016.
Affordable housing requirement
Any residential development on the site must demonstrate that affordable housing is provided at a ratio of 25% of the overall number of plots.
Surface water disposal prior to commencement
No development may commence on site until such times as there is in place an approved facility of disposing of surface water from the site, including any works which may be required to be undertaken off site by third parties.
Softer eastern edge with tree planting
Any residential development on the site must be designed such as to provide a softer edge to the east of the site than is shown with more space dedicated to tree planting within the red line area and more space around each tree than is shown on the submitted drawings to ensure that trees are not inappropriately close to proposed dwellings such as would threaten the long term future of the tree.
No objection subject to conditions on flood risk management consent, watercourse diversion details, culverting calculations, drainage compliance, and no adoption until 50% dwellings occupied
No objection
Patrick Parish Commissioners oppose the application on multiple grounds including lack of justification, zoning issues, exceeded housing limits, and drainage concerns; Manx Utilities Authority has no objection subject to specific flood risk and drainage conditions; Department of Infrastructure Highways Division does not oppose.
Key concern: Not all of the land subject to this Application is zoned for Residential Development
Patrick Parish Commissioners
ObjectionOPPOSE the Application on the following grounds.; The Commissioners trust that the Planning Department or Planning Committee (as the case may be) will refuse the Application as submitted and revised.
Manx Utilities Authority
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
Conditions requested: Flood Risk Management consent will be required for the proposed works on the watercourse across the site. The following information must be supplied with the completed application form: a) Line and gradient of proposed watercourse diversion. b) Detail of proposed watercourse, with details of how it will be constructed and what materials are to be used. c) Method statement of the watercourse diversion. d) Details of culverts with calculations designed to cirla 689. e) Drawings to be provided of the inlet and outlet design.; The proposed drainage infrastructure for the development must be designed and constructed in strict compliance with Manx Sewers for Adoption and the requirements of Manx Utilities.; No adoption of the drainage infrastructure will be considered by Manx Utilities until such time as over 50% of the proposed dwellings have been completed and occupied on the development.
Department of Infrastructure Highways Division
No ObjectionDo not oppose; the Department of Infrastructure does not oppose this planning application (DNO)
