Development of 92 dwellings, highways and drainage Infrastructure, and public open space; redevelopment of redundant farm building group at...

Why was this approved?

• Land allocation as Predominantly Residential in Peel Local Plan
• Ongoing housing land supply shortfall in West
• Highway capacity and safety via TA and amendments
• Temporary STP resolving foul drainage concerns
• Ecological mitigation addressing protected species
• Affordable housing and POS via Section 13
• Design/layout respecting amenity and landscape

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Decision & Reasoning

Policies Assessed (8)

Conditions (17)

1. 1

   Time limit

   The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

2. 2

   Site access and visibility splays

   Prior to first occupation of any dwelling, the site access and layout shown on drawings GFB2_APL_56 a - Proposed Site Layout - Highways Adopted Plan and GFB2_APL_01 Rev f - Proposed Site Plan shall be provided and be permanently retained thereafter. Nothing shall be planted, erected and/or allowed to grow within the visibility splays above a height of 1 metre above ground level.

3. 3

   Internal visibility splays

   Prior to the first occupation of any dwelling hereby approved, the visibility splays for internal site layout accesses and internal bend forward visibility splays shall be provided in accordance with drawings GFB2_APL_30 c and GFB2_APL_40 and GFB2_APL_41 b and said works shall be retained thereafter.

4. 4

   Private drives and parking

   Prior to the first occupation of any dwelling hereby permitted all private drives to be finished, driveways and associated parking areas, and parking courts and private parking spaces shall be properly consolidated and hard surfaced and drained and shall thereafter be maintained.

5. 5

   Parking spaces and estate roads

   Prior to the occupation of any dwelling hereby approved the parking spaces which serve that dwelling shall be provided in accordance with the approved drawing GFB2_APL_03 Rev C and such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. The estate roads, including footways, shall be constructed so as to ensure that, before it is completed, each dwelling has been provided with a properly consolidated and surfaced footpath and carriageway to at least base course level between the dwelling or unit and the existing highway at Glenfaba Road.

6. 6

   Cycle storage

   Prior to first occupation of any dwelling hereby approved without a garage, details of the cycle storage provision at a rate of one storage space per bedroom shall be submitted in writing for approval by the Department and the approved cycle storage scheme shall be completed prior to the occupation of the dwelling and retained thereafter for its intended purpose.

7. 7

   Offsite highway works

   Prior to the occupation of any dwelling hereby approvals, the following offsite highway works shall be fully completed: a. 4 pedestrian improvements as per plan GFB2_APL_55 a b. A non-motorised connection onto Glenfaba Road c. Raised traffic calming, drop kerbs and kerb radii markings at Raad Roagan as per plan GFB2_APL_01 Ref f

8. 8

   Bird/bat/bee boxes

   Prior to first occupation of each relevant dwelling, bird boxes, bat boxes and bee bricks, in accordance with the details specified on Drawing No. GFB2_APL_34 Rev B (Bat Bee and Bird Plan), shall be provided on that dwelling prior to its occupation. Once provided, the bird boxes, bat boxes and bee bricks shall be retained thereafter.

9. 9

   Construction exclusion areas

   During the construction phase, no works shall take place within any Construction Exclusion Areas (CEA) identified on the Site Plan with Construction Exclusion Areas (Drawing No. GFB2_APL_37). Such works shall exclude the storage of materials and the use (including parking) of construction vehicles or plant. The CEA shall be separated from construction areas by heras fencing (where existing field boundary fences/hedges are not already in place) and shall be retained until works are complete.

10. 10

    External lighting scheme

    No external 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.

11. 11

    Landscaping scheme

    The approved landscaping scheme as shown on drawing no. GFB2_APL_30 Rev C (Landscaping Plan) and GFB2_APL_31 Rev B (Planting Schedule) shall be carried out in full accordance with the approved details. The works shall be carried out during the first available planting season following the first occupation of any dwellinghouse or in accordance with the programme agreed in writing with the Department. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.

12. 12

    Tree protection measures

    Prior to the commencement of development, including works of site clearance and ground preparation, the tree protection measures set out on drawing no. GFB2_APL_33 Rev A shall be fully implemented and maintained throughout the construction phase.

13. 13

    Public open space scheme

    Prior to any works above damp proof course a scheme for the design and layout of the proposed areas of public open space as shown on drawing GFB2_APL_26 Rev C (Public Open Space Provision), including the position of equipment, and the boundary treatment to prevent vehicles entering or parking within it, must be approved in writing by the Department, and the development must be undertaken in accordance with this scheme. The delivery of public open space and the approved protection measures shall be undertaken and completed prior to the completion of the final dwelling in each phase.

14. 14

    Temporary sewage plant decommissioning

    The temporary sewage treatment plant and all associated infrastructure must be decommissioned and removed from the site within 3 months of the new public foul sewer system within Peel becoming connected to a main system or any subsequent replacement scheme.

15. 15

    Land restoration plan

    Prior to the temporary sewage treatment plant being decommissioned and removed from site, a land restoration plan shall be submitted to and approved in writing by the Department. The Restoration Plan shall include all details of how the land shall be reinstated, including materials site levels and planting and it shall set out how the land will be used thereafter.

16. 16

    Boundary 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), other than those expressly authorised by this planning permission, 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 Department.

17. 17

    Holiday lets occupancy

    The 3no. holiday lets hereby approved shall not be used or occupied other than for the purpose of short-let holiday accommodation and shall not be used as a separate dwelling. The accommodation hereby approved shall not be occupied by the same person(s) for a single period or cumulative periods exceeding 28 days in any calendar year.

Public Comments (11)

Consultation Responses

No statutory consultee responses identified; documents contain public objections, petitions, highways consultations, and ecology comments expressing concerns over infrastructure, traffic, wildlife, and planning policy non-compliance.