220719

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25/10051/AIR PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 25/10051/AIR Applicant : Mr John Parsons Proposal : Information in relation to condition 19 of PA 22/00675/B providing details for the construction of the headwall 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: Mrs Charlotte Crowe

Recommended Decision: Permitted Date of Recommendation: 24.06.2025

Notes for Approval

This application has been recommended for approval for the following reason. In this instance of the submitted documents and after consultation with the HDM, 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 condition 19 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, HARTFORD COVERING LETTER and 21-009- 250401-JG-OUTLETRIVERGLASS, all recorded as being electronically received on 07.04.2025 __

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 Condition 19 which the applicants are seeking to satisfy.

1.3 Specific wording of the condition as follows:

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25/10051/AIR Work shall not commence on construction of the headwall for the outfall to the River Glass until full details, including facing materials, have been 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 prevent increased risk of flooding and pollution.

2.0 Proposal 2.1 The applicants have submitted a detailed plan with drawings and example images provided along with an application form on the 07.04.2025.

2.2 The 'Section Through' of the Proposed Headwall outlines the materials to be implemented along with details of the build-up.

2.3 It is proposed that the headwall will be pre-cast concrete, Athlon SFA10D, or equivalent approved, with flap valve and scour protection / velocity control to base. To be agreed with MUA prior to commencement. The railings are to be Galvanised Kee-Klamp, or equivalent edge protection.

2.4 A plan has been provided that outlines the proposed surface water sewer and proposed foul sewer with a key for instruction.

2.5 All adoptable drainage is to be installed in accordance with Manx Sewers for Adoption guidelines. o Any connections of the private drainage to the proposed adopted sewers are to be made using 45° angle or 90° curved square branches. o Sewer pipes and fittings to be smooth bore thermoplastic structured wall pipes to water industry specification WIS 4-35-01. o All cover and gratings to be bedded in accordance with Manual For Manx Roads and manufacturer's requirements. o All compaction of fill / backfill to be carried out in accordance with the series 600 documentation of the Specification for Highway Works. o All drainage access point covers within public highways or located on public sewers to be grade D400, to BS EN 124. o Where proposed drainage is within landscaped areas or adjacent to existing trees, Terram Rootguard OEA, is to be utilised to line excavation. o All drainage to achieve a minimum cover of 1200mm under vehicular accessed areas and 900mm elsewhere. If specified minimum cover is not achievable, pipes to have reinforced concrete cover slab 150mm with A393 mesh to bottom. Pipe bedding to be maintained.

3.0 Consultation 3.1 The Head of Development Management was consulted for advice on the satisfaction of condition. The advice received after their review of the submitted documents, concludes that they are pleased to confirm that the information satisfies the relevant clauses.

3.2 The Flood Risk Management Team were consulted for advice on the satisfaction of condition in relation to the details that were provided by the applicant. After a string of correspondence between FRM and the applicant, they have confirmed that they are entirely happy with the proposal and have confirmed that they would deem the condition satisfied. 30.05.2025

3.3 Manx Utilities Authority were consulted for advice in relation to the details that had been provided and have confirmed that they have reviewed the headwall proposals and are satisfied with the proposals contained in the application. They also added a note that

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25/10051/AIR states: "For the drainage infrastructure on this development to be considered for public adoption, a section 8 adoption agreement (Sewerage Act 1999) must be entered into between the developer and Manx Utilities. This agreement will include full construction details of all adoptable drainage." 24.06.2025

4.0 Recommendation 4.1 In this instance of the submitted documents and after consultation with the HDM, 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 condition 19 of application 22/00675/B, under the understanding that the development shall not be carried out unless in accordance with the approved details. __

I can confirm that this decision has been made by a Principal Planner 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: 26.06.2025

Determining officer

Signed : J SINGLETON

Jason Singleton

Principal Planner