2 October 2024 · Delegated - Principal Planner (Jason Singleton)
Field 214287, The Threshold, Jurby, Isle Of Man, IM7 3bq
The proposal involves installing a new estate road with a 4.8m wide carriageway, 2m footway, turning head, and geocellular soakaway for surface water drainage, plus approval in principle for three residential plots on part of Field 214287 northeast of The Threshold estate in Jurby.
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The officer concluded that 'the proposal would have no significant impacts upon private or public amenities and comply with the relevant planning policies of the IOM Strategic Plan and the IOM Develop…
General Policy 2
Requires development in zoned areas to respect site surroundings in siting, layout, scale, design; not adversely affect amenities, highway safety, ecology, drainage, or flooding. Officer assessed the AIP road layout and plots as compliant at this stage, with no significant impacts on amenities, highway safety (per TP4), or ecology (conditioned), and drainage approved; detailed design deferred to reserved matters.
Housing Policy 4
Permits new housing primarily in towns/villages or sustainable extensions per Area Plans, with exceptions for rural cases. Site's residential zoning under 1982 Order and prior approvals established principle of residential development as acceptable in this village-edge location.
Transport Policy 4
Requires highways to accommodate development traffic safely. New 4.8m road, footway, turning head, and visibility splays met standards for this scale, as confirmed by Highway Services, ensuring safe access.
Community Policy 10
Requires proper access for fire-fighting vehicles and water supplies. Assessed implicitly via highway layout suitability for large vehicles via turning head, with no concerns raised.
Type A: Uplands
Material consideration for residential developments in villages/towns, covering sustainable construction, local distinctiveness, neighbour impacts. Relevant but not fully assessable at AIP stage; deferred to reserved matters for design details.
Time limit
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. Reason: To comply with article 26 of the Town and Country Planning (Development Procedure) Order 2019.
Reserved matters approval
Approval of the details of siting, design, foul/surface water drainage, external appearance of the building[s], internal layout, landscaping of the site, cycle parking at a rate of one space per bedroom (hereinafter called "the reserved matters") all for each plot/dwelling shall be obtained from the Department in writing before any development is commenced. Reason: To comply with the Town and Country Planning (Development Procedure) Order 2019.
Visibility splay
The visibility splay at the new access (serving three new dwellings within the site) onto the new estate road identified on drawing Nr SM24/616/1 shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050mm in height above adjoining carriageway level. Reason: In the interests of highway safety.
Lizard protection method statement
Any Reserved Matters application should include a method statement detailing how any lizards would be protected during the works to ensure the lizards are not damaged, including a timetable for their implementation. The development shall not be carried out unless in accordance with the approved details. Reason: To provide adequate safeguards for the ecological species existing on the site.
No objection subject to access arrangements according to Drawing No. SM24/616/1 and future S109(A) Highway Agreement; proposal meets minimum design requirements and raises no road safety issues.
No objection subject to condition that wastewater proposals be included in reserved matters application.
No objection to proposed road layout of three building plots; recommends retention and protection of sod banks for lizards and birds, and native planting for enhancement.
Satisfied with applicant's response and no further information required.
No comment.
Highway Services, Highways Drainage, Manx Utilities, and DEFA Ecosystem Policy all raised no objections to the application, with conditions related to drainage details, surface water management, and wildlife protection.
Key concern: no surface water runoff from the development will drain onto the adopted highway
Highway Services Development Control
Conditional No ObjectionHighway Services Development Control raises no objection to the proposal subject to all access arrangements to accord to Drawing No. SM24/616/1; The Applicant is advised that a S109(A) Highway Agreement is needed after the grant of planning consent
Conditions requested: all access arrangements to accord to Drawing No. SM24/616/1; suitable measures to ensure no surface water discharged onto the highway
Highway Services Drainage
Conditional No ObjectionAt the planning stage we’ll need the Applicant to demonstrate that no surface water runoff from the development will drain onto the adopted highway
Highways Drainage
Conditional No ObjectionBuilding Regulation approval for the drainage system and soakaways will be required to comply with BRE Digest365
Manx Utilities
Conditional No ObjectionMU are happy to agree to this with a condition stating that the wastewater proposals must be included in any reserved matters application
Conditions requested: wastewater proposals must be included in any reserved matters application
DEFA Ecosystem Policy Officer
No ObjectionThe Ecosystem Policy Team have no objection to the proposed road layout of three building plots
Conditions requested: sod banks in the north east of the site should be retained and protected against damage during construction with protection fencing and construction exclusion areas shown on reserved matters drawings
