22 May 2024 · Planning Committee
1, Karran Close, Reayrt Mie, Ballasalla, Isle Of Man, IM9 2bp
Dandara Homes Limited applied to replace 21 previously approved detached, terraced, and semi-detached dwellings with 31 smaller terraced and semi-detached units on the same plots within Phase 2 of the Reayrt Mie development in Ballasalla.
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The officer concluded the proposal would result in an overly cramped layout by adding 10 dwellings (from 21 to 31) on the same site area using smaller house types, creating a 'harder, less convivial c…
Strategic Policy 1
Strategic Policy 1 on efficient use of land; failed due to cramped density increasing from 21 to 31 dwellings without site area expansion, leading to poor amenity.
Strategic Policy 3
Strategic Policy 3 to respect character of towns/villages; failed as smaller units and parking rows created harder, vehicle-dominated character unlike prior spacious layout.
Strategic Policy 5
Strategic Policy 5 on design and visual impact; failed due to harmful streetscene impact from cramped plots and front parking dominance.
Environment Policy 42
Environment Policy 42 to respect local character and identity; failed as development would alter the convivial, spacious feel of approved Phase 2.
Housing Policy 5
Housing Policy 5 requires 25% affordable housing; could be met via Deed of Variation (2 units + £20,000 commuted sum for 10 extra dwellings), but did not outweigh other harms.
no objections
Do not oppose (DNOC) subject to conditions on layout, parking, EV charging, cycle parking, etc.
Request Section 13 Agreement for 25% affordable housing (2 x 2-bed units + commuted sum for 0.5 unit)
Content subject to amendments/conditions on bat/bird boxes, landscape plan, tree protection, PWMS for protected species, silt control
Derbyhaven Residents’ Society objects due to ongoing silt pollution issues impacting Derbyhaven Bay and ASSI, plus lack of affordable housing; statutory consultees like Highways, Ecosystem Policy, and Estates provide conditional no objection or specific requests.
Key concern: Ongoing silt pollution from site into Ronaldsburn/Derbyhaven Bay and ASSI
Highway Services HDC
Conditional No ObjectionThe layout proposed meets MfMR standards on shared street dimensions, provides adequate parking provision for each dwelling, allows large vehicles to safely manoeuvre through the site, and retains a PROW/active travel route
Conditions requested: Site Layout plan; TRO parking bays and restrictions plan before first occupation; Boundary frontages no more than 600mm height with 2x2m inter-visibility; No residential driveways exceed 15% gradient for first 5m, no pedestrian/cycle paths exceed 7%; Private drives/driveways/parking areas properly consolidated, hard surfaced, drained before first occupation; Roads and footways constructed to adjoining highway before first occupation; Secure covered cycle parking details for non-garaged units before first occupation; Construction Traffic Management Plan; EV charging points details before first occupation
Ecosystem Policy Officer (DEFA)
Conditional No ObjectionWe are content with the number and type of boxes proposed; No works to commence unless a plan detailing the measures to prevent topsoil, subsoil, overburden or silt... has been submitted
Conditions requested: Updated bat and bird box plan (relocate sparrow boxes 1/2 to northerly elevations, bat boxes 1/2 to vacated locations) prior to determination or within first year; Landscape plan (Drawing No. Balla2_30) approved and implemented; Standard replanting condition for trees/shrubs dying within 5 years; Tree protection plan (fencing, exclusion areas, root protection) before works commence; Precautionary Working Method Statement (PWMS) with RAMS for lizards, frogs, breeding birds per previous approval; Plan for measures to prevent topsoil/subsoil/silt/pollutants entering watercourses before works commence
Public Estates and Housing Division
Conditional No ObjectionThe department would request... a Section 13 Agreement... 2.5 affordable dwellings comprising 2 x 2Bed affordable dwellings and a Commuted Sum in lieu of 0.50
Conditions requested: Section 13 Agreement for 25% affordable housing on 10 additional units (2 x 2-bed dwellings + commuted sum for 0.5 unit)
Malew Parish Commissioners
ObjectionThe alterations and additional dwellings make this part of the proposal site too dense and over developed
Derbyhaven Residents’ Society Limited
ObjectionDRS therefore urge the Planning Committee to defer the decision on this application until such time as the issue of the silt has been adequately addressed and resolved; DRS query the lack of affordable homes in this development, whether 25% of these homes have been allocated towards affordable housing
Conditions requested: Defer decision until silt issue resolved
