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24/10120/AIR PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/10120/AIR Applicant : Hartford Homes Proposal : Information in relation to conditions 2, 10, 12, 16, 23, 25, 28 & 35 of PA 22/00675/B for the full approval for a residential development comprising up to 320 dwellings in Braddan Site Address : Fields And Part Fields 524202, 524978, 524930, 524765, 524224, 524225 & 524226 Land East Of Braddan Road Braddan Isle Of Man IM2 2RA
Planning Assistant: Charlotte Gatt
Recommended Decision: Permitted Date of Recommendation: 06.03.2025
Conditions and Notes for Approval
N : Notes attached to conditions
NOTE. In this instance of the submitted documents and after consultation with the case officer, who is happy with the level of detail, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the planning conditions 2, 10, 12, 16, 23, 25, 28 & 35 of application 22/00675/B, under the understanding that the development shall not be carried out unless in accordance with the approved details.
Plans/Drawings/Information;
This decision hereby approved relates to drawings and documents submitted to the Department, titled: APPLICATION FORM, BRADDAN ROAD -- PLANNING COVER LETTER 13-11-24, EMAIL FROM AGENT - OUTLINE OF CONDITIONS 13.11.2024,, MANX ROOTS -- AMS-250824, BRADDAN ROAD -- CEMP - V2, CTMP - APPENDIX B - BUS ROUTES, HART 45 -- 89A BIN STORAGE + CYCLE - DETAILS, HART 45 -- 90 PROPOSED IMPROVEMENTS TO EXISTING SOUTHBOUND BUS STOP ON A1 PEEL R, HART 45 -- 91 PROPOSED PEDESTRIAN IMPROVEMENTS ON BALLAFLETCHER ROAD, HART 45 -- 92 PROPOSED WAYFINDING SIGNS, TP-250824-N, TP-250824-S, TPA-250824 recorded as being received on 20.11.2024 CTMP - APPENDIX A - HART 45 -- 94 REV A, CONSTRUCTION TRAFFIC MANAGEMENT PLAN
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24/10120/AIR
Officer’s Report
1.0 DESCRIPTION 1.1 The proposed application 22/00675/B for Full approval for a residential development comprising up to 320 dwellings, a nursery and a neighbourhood centre with associated highway and pedestrian/cycle access and infrastructure, drainage, landscaping and public open space together with approval in principle for a 2-form entry primary school and associated access/infrastructure was approved after appeal on the 10.07.2024 subject to 38 conditions some of which required submission of additional information prior to the commencement of works.
1.2 This report is specific to Conditions 2, 10, 12, 16, 23, 25, 28 & 35 which the applicants are seeking to satisfy.
1.3 Specific wording of the conditions are as follows:
1.4 (2) Prior to the commencement of development on any part of the site, and notwithstanding details already submitted, an updated phasing plan including trigger points for delivery of the neighbourhood centre and the affordable housing, shall be submitted to the Department. Development shall be carried out in accordance with the approved phasing plan.
REASON: To ensure that future residents are provided with on-site local facilities in a timely manner so as to minimise the need to travel.
1.5 (10) Prior to first occupation of any dwelling without a garage as shown on the approved plans, cycle storage provision at a rate of one storage space per bedroom shall be provided in accordance with details that shall previously have been submitted to and approved in writing by the Department. That storage provision shall be retained thereafter for its intended purpose.
REASON: In order to promote sustainable travel in the interests of reducing pollution and congestion in accordance with Strategic Policy 10 of The Isle of Man Strategic Plan 2016, the aims of the Active Travel Strategy and the Climate Change Act.
1.6 (12) None of the dwellings hereby approved shall be occupied until the off-site works listed below have been completed in accordance with details which have first been submitted to and approved in writing by the Department:
i) upgrading of the southbound bus stop on Peel Road south of the junction as indicatively shown on i-Transport Drawing ITB 15759-GA-030;
ii) installation of dropped kerb crossings on Ballafletcher Road at North Lodge and Old School House as indicatively shown on i-Transport Drawing ITB 15759-GA-024; and
iii) wayfinding signs on the Heritage Trail and off-road link through the National Sports Centre.
REASON: In order to encourage and support travel by means other than the private car in the interests of reducing pollution and congestion in accordance with Strategic Policy 10 of The Isle of Man Strategic Plan 2016, the aims of the Active Travel Strategy and the Climate Change Act
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24/10120/AIR 1.7 (16) Prior to the commencement of development on any part of the site, including works of site clearance and preparation, a Construction Access and Construction Traffic Management Plan shall be submitted to and approved in writing by the Department. Development shall be carried in accordance with the approved Plan.
REASON: In the interest of safety for all highway users.
1.8 (23) Prior to commencement of development in any phase, including any works of site clearance or ground preparation, an Arboricultural Method Statement (AMS) detailing the measures to be put in place during the construction period for the protection of those trees and hedgerows shown as being retained on Drawing Nos OTP-160522-N-RevA and OTP- 160522-S-RevA (Andrew Igoea Arboricultural Impact Assessment AIA-180522 rev A (January 2023)) and which adheres to the recommendations of BS5837:2012 (Trees in relation to design, demolition and construction - recommendations), shall be submitted to and approved in writing by the Department. The AMS shall provide technical details of the required protection measures, construction methods and supervision protocols. Development shall be carried out in accordance with the agreed protection measures.
REASON: In the interests of visual amenity and safeguarding biodiversity.
1.9 (25) Prior to the commencement of development on any part of the site, including works of site clearance and ground preparation, a Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the Department. Development shall be carried out in accordance with the approved CEMP which shall include, but is not confined to:
i) details of a suitably qualified Ecological Clerk of Works (including name of person/company as well as details about their role on site), to be appointed for the duration of the works, including works of site clearance and ground preparation.
ii) responsible working methods to ensure that construction and site operations avoid and/or mitigate detrimental impacts upon wildlife, including nesting birds, bats, common lizards and common frogs, including Precautionary Working Method Statements, methodology and timescales for vegetation removal, and checks by suitably qualified ecologists where necessary, including pre-felling checks of trees with potential roost features identified in the Preliminary Ecological Appraisal Report (issued 17 November 2020 Job No MWT20_17 Appendix 5);
iii) measures for the protection of retained boundary features and onsite habitats, as shown on the approved plans, including hedges, banks, stone walls, marshy grassland, woodland rough grassland and trees and construction exclusion areas;
iv) arrangements for controlling the use of site lighting during the construction period, whether for safe working or for security purposes, including hours of operation; and v) measures to restrict surface water run-off during construction to nearby water course.
REASON: To safeguard ecological species and in the interest of biodiversity.
1.10 (28) Prior to the installation of any garden fencing, details of a scheme to promote ease of movement throughout the site for hedgehogs shall be submitted to and approved in writing by the Department. Development shall be carried out in accordance with the approved details, with the arrangements provided for to be retained thereafter.
REASON: To safeguard ecological species and in the interest of biodiversity.
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24/10120/AIR
1.11 (35) Prior to the construction of any dwelling, details of bin storage provision for that dwelling shall be submitted to and approved in writing by the Department. Development shall be carried out in accordance with the approved details.
REASON: In the interest of visual amenity and to encourage the sustainable management of waste.
2.0 PROPOSAL 2.1 The applicants have submitted a number of detailed documents covering 8 of the application's conditions along with an application form on the 09.01.2025.
2.2 Detailed drawings and plans have been submitted for each area that is looking to gain approval in relation to conditions that were attached with the approval.
2.3 In relation to condition 2 a full updated phasing plan has been submitted and agreed with the allocated officer from the original application. It is to be implemented in 6 phases. The areas of POS to be developed in each phase have been clearly outlined in detail. Email correspondence between the PA and Applicants clarified the development of the neighbourhood amenities in relation to the occupation of the dwellings.
2.4 In relation to condition 10, for the provision of cycle storage, adequate information and details have been provided to detail how these will be implemented in accordance with the specified condition.
2.5 In relation to condition 12, for details in relation to the off-site works, including bus stop details, dropped kerb and wayfinding signs, drawings and details have been provided and agreed with both the DOI Highways division and the local authorities.
2.6 In relation to condition 16, a full traffic management plan including construction access details have been provided and some additional information was requested. These details were revised on 05.03.2025 and subsequently agreed by the Department of Infrastructure Highways Division.
2.7 In relation to condition 23, for information required in relation to site clearance or ground preparation, an Arboricultural Method Statement (AMS) detailing the measures to be put in place during the construction period for the protection of those trees and hedgerows shown as being retained on Drawing Nos OTP-160522-N-RevA and OTP-160522-S-RevA (Andrew Igoea Arboricultural Impact Assessment AIA-180522 rev A (January 2023)) has been provided with technical details of the required protection measures, construction methods and supervision protocols. This has been further agreed by the Department's Forestry Team.
2.8 In relation to condition 25, details for works of site clearance and ground preparation, including a full Construction Environmental Management Plan (CEMP) has been submitted and subsequently agreed by the Department's Ecology Team.
2.9 In relation to condition 28 drawings and images have been provided to show the planned structure of the erected fences between properties, to allow wildlife movement as outlined in the condition. This document displays a scheme to promote the ease of movement throughout the site.
2.10 In relation to condition 35, adequate details in relation to bin storage for each dwelling has been provided.
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24/10120/AIR 3.0 Consultation 3.1 The recommending officer of the original application was consulted for advice on the satisfaction of condition. The advice received on (15.12.2024), after their review of the submitted documents, concludes that they are pleased to confirm that the information satisfies the relevant clauses.
3.2 The Department Ecology Team were consulted and some amended documents had then further been provided. It has now been confirmed that the Ecology Team are satisfied that all of the submissions including the CEMP are sufficient to satisfy all of the relevant conditions. (06.03.2025)
3.3 The Departments Forestry Team were consulted in relation to condition to 23, for information required in relation to site clearance or ground preparation, and an Arboricultural Method Statement (AMS) was provided. ), after their review of the submitted documents, concludes that they are pleased to confirm that the information satisfies the relevant clauses. (20.02.2025)
3.4 DOI Highways Division were consulted in relation to conditions 2, 10, 12, and 16 and following some minor amendments to the Traffic Management Plan and an additional document that was provided for the wayfinding signs, it has been confirmed that the consultee is satisfied that all of the provided documents meet the conditions. (06.03.2025)
4.0 Recommendation 4.1 In this instance of the submitted documents and after consultation with the case officer, who is happy with the level of detail, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the planning conditions 2, 10, 12, 16, 23, 25, 28 & 35 of application 22/00675/B, under the understanding that the development shall not be carried out unless in accordance with the approved details.
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I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 07.03.2025
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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