6 August 2019 · Planning Committee
Field 432608, Douglas Road, Ballasalla, Isle Of Man, IM9 3ad
The application proposes a large-scale residential development of 282 homes across two phases on open farmland adjacent to Ballasalla, including public open space, drainage infrastructure, and a new Urban Primary Distributor by-pass road linking A5 Douglas Road via a roundabout to the rear of Railway Terrace with a bri…
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The site is allocated for residential/industrial/public open space/community facilities and Ballasalla by-pass in Area Plan for the South Development Brief 3; principle acceptable as it delivers housi…
General Policy 2
Requires development per Area Plan zoning respects site/surroundings (siting/layout/scale/design/landscaping), no adverse character/amenity/highway/ecology/flood impacts. Officer assessed proposal complies as allocated site, by-pass per Brief 3, highways/ecology/flood ok with conditions, visual change acceptable.
Strategic Policy 3 - To respect the character of our towns and villages
Ballasalla as Service Village for housing/employment. Site in defined boundaries.
Environment Policy 4
Protects species/habitats; PEA/surveys found common habitats, no significant issues; conditions for PWMS/RAMS lizards/frogs/birds/nest boxes/hedgerow 7 protection.
Environment Policies 10/13
Flood risk assessment/mitigation required; no site flooding history, attenuation meadow controls greenfield runoff.
Environment Policy 41
Archaeological evaluation prior to determination; geophysical survey revealed features, condition for programme/excavations.
Environment Policy 42
Design reflects local character/identity; house types/materials (render/stone/dark grey roofs) similar to recent IOM estates, variety/mix appropriate to mixed surroundings.
Housing Policies 2/5
Adequate housing supply in south; 25% affordable (20 on-site + commuted sum £23,500/unit).
Transport Policies 1-8
Near public transport/footways/cycleways; Travel Plan; TA confirms network accommodates trips safely.
Recreation Policies 3/4
POS exceeds standards (formal/children's/amenity), accessible, commuted sum for play.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Phasing/by-pass delivery
The phasing of the development must be carried out in accordance with that shown on drawings 03.01A, 02.03C, 02.04C, 06.03A and 06.04A with construction of the phase 1 part of the new by-pass road including the new roundabout on the A5 to be commenced no later than the completion of the 75th dwelling within Phase 1... No dwelling within Phase 2 shall be occupied until the by-pass road has been completed with a surface course up to the site boundary at the rear of Railway Terrace.
Tree planting details
Prior to the occupation of any dwelling on the site, additional details of all trees to be planted in accordance with approved drawings 02.03 and 02.04... shall be submitted to and approved... Any planted trees that are removed, die... within five years... replaced.
Construction management plan
No development shall take place... until a construction management plan... submitted... parking, routes, hours, mud prevention, pedestrian/cyclist protection, traffic restrictions.
Bus stands
No part of the Phase 1 development... occupied until the bus stands become available for use.
Phase 1 access surfacing
No part of the Phase 1... occupied until the first 12 metres of the access on to the A5... consolidated and surfaced... maintained.
Phase 2 access surfacing
No part of the Phase 2... occupied until the first 12 metres of the access on to the by-pass road... consolidated and surfaced... maintained.
Estate roads construction
The estate roads... constructed so... each dwelling has... footpath and carriageway to at least base course level.
Parking/turning prior to occupation
No part... occupied until the access, turning area and parking spaces... completed... maintained.
Visibility envelope A5
The development... not occupied until the 25m forward visibility envelope into the site from southwest bound lane of the A5... cleared... maintained.
Visibility splays Phase 1
No development shall commence on the phase 1 site until visibility splays... 2.4m back... 120m northeast/southwest... maintained.
Pedestrian footway improvements
No part... occupied until scheme for improving footway on A5 southeast side... Ballahick Lane... approved and provided.
Hedgerow 7 protection
No development may commence until hedgerow 7 has been protected through fencing... retained.
Archaeological programme
No development... until programme of archaeological work... approved... carried out accordingly.
PWMS for protected species
Prior to commencement... PWMS with RAMS for lizards, frogs and breeding birds approved.
Attenuation area planting
Prior to commencement... detailed planting scheme... approved... maximising ecological habitat.
Bird nest boxes
Prior to occupation... details of starling and house sparrow nest boxes approved.
Attenuation ownership/maintenance
No work on flood attenuation area until scheme for future ownership/maintenance approved.
Fencing/walling restrictions
No walling/fencing other than shown on approved plans on specified plots abutting railway/A5/dwellings.
no objection
no objection subject to conditions (construction mgmt, accesses, visibility, phasing, footways)
no trees worthy of protection; concerns on retained trees/protection; landscaping adequate but needs details; recommends tree planting condition
request affordable units on-site + commuted sum
initial deferral; assumed no outstanding issues
in support; satisfies housing + by-pass needs
Highway Services Division has no objection with multiple detailed conditions; Manx National Heritage and DEFA Biodiversity raise ecological concerns requesting mitigation, enhancements, and conditions; Arboricultural Officer supports with tree planting detail condition; private residents object due to impacts on properties, traffic, and infrastructure.
Key concern: Inadequate ecological mitigation, bat surveys, hedge retention, and wildlife enhancements in Environmental Statement
Department of Infrastructure Highway Services
Conditional No ObjectionThis application is acceptable to the DOI; Highway Recommendation: DNO
Conditions requested: No development shall take place until a construction management plan or construction method statement submitted and approved, covering parking, routes, hours, mud prevention, pedestrian protection, temporary traffic restrictions; No occupation of Phase 1 until vehicular parking spaces provided and retained; No occupation of Phase 2 until vehicular parking spaces provided and retained; No occupation of Phase 1 until bus stands operational; No occupation of Phase 1 until first 12m of A5 access consolidated and surfaced; No occupation of Phase 2 until by-pass road completed with surface course to site boundary; No occupation of Phase 2 until first 12m of by-pass access consolidated and surfaced; Phase 1 roads including footpaths, cycle paths, turning spaces to base course before occupation; Phase 2 roads including footpaths, cycle paths, turning spaces to base course before occupation; No occupation Phase 1 until access, turning area, parking completed and maintained; No occupation Phase 2 until access, turning area, parking completed and maintained; No occupation until 25m forward visibility envelope cleared and maintained; No development Phase 1 until visibility splays provided (2.4m x 120m) and maintained; No development until scheme for improving A5 footway and Ballahick Lane submitted and implemented before occupation; All Schedule 8 invasive plant species responsibly removed
Manx National Heritage
Conditional No Objectionfurther information, a master plan and ecological surveys should be conducted; reference to the following recommendations made in the ecological reports in the ES
Conditions requested: Nesting bird checks within nesting bird season; Reasonable Avoidance Measures for common lizard and common frog; Assessment of bat mitigation and enhancement including sensitive lighting; Safeguarding of hedgerow 7; 100mm gap at base of boundary fences for wildlife movement
DEFA Biodiversity
Conditional No Objectionrequest that the following information is provided to planning and agreed by the DEFA Ecosystem Policy Team prior to determination; A Precautionary Working Method Statements (PWMS) with Reasonable Avoidance Measures (RAMS) for lizards, frogs and breeding birds
Conditions requested: Precautionary Working Method Statements (PWMS) and Reasonable Avoidance Measures (RAMS) for lizards, frogs, breeding birds prior to site clearance; Detailed hedge planting and landscaping plan with native species; Tree and shrub planting with native plants alongside roads; Protection of hedge number 7; Provision of scrapes, hibernacula, ponds; Plans for open spaces including water attenuation meadow; Detailed lighting plan for bat corridors; Details of bird boxes; Landscaping plans for drainage attenuation area prior to works; Starling and house sparrow nest boxes with details submitted
DEFA Biodiversity
Conditional No ObjectionI recommended the following planning conditions; starling and house sparrow nest boxes be installed on the houses
Conditions requested: PWMS with RAMS for lizards, frogs, breeding birds prior to site clearance; Landscaping plans for drainage attenuation area prior to works; Responsible removal of Schedule 8 invasive plants; Details of starling and house sparrow nest boxes including numbers, locations, specifications
Arboricultural Officer
Conditional No Objectionno trees worthy of consideration as material constraints; insufficient detail on these drawings to give me a high level of confidence
Conditions requested: Prior to occupation, additional details of all trees: quantity/density, location, species, nursery specification, planting specification, timetable, maintenance schedule submitted and approved; trees replaced if fail within 5 years
Department of Infrastructure Public Estates and Housing Division
No Commentrequest that consideration be given by the Planning Committee to include a requirement for the applicant to enter into a Section 13 Agreement
Conditions requested: Section 13 Agreement for 25% affordable housing units and commuted sum
