5 August 2014 · Council of Ministers
Fields 424843 And 421390 Adjacent To Cronk Cullyn, Main Road, Colby, Isle Of Man, IM9 4ps
The proposal involves demolishing four existing dwellings and building 60 new homes (including 18 affordable units) on a 2.6 ha site allocated for residential development in the Area Plan for the South.
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The inspector assessed that the principle of residential development is firmly established as the site is allocated 'Predominantly Residential (Proposed)' in the Area Plan for the South (Site 12) with…
General Policy 2
Presumption in favour of development on designated sites if criteria met including design/character. Inspector found layout respects topography/features, materials give individual but fitting character between estates, separation distances meet 20m rule.
Environment Policy 7
Protection of watercourses. Stream along eastern boundary to be enhanced by debris removal/additional planting; Fisheries no objection with mitigations.
Strategic Policy 10
Promote integrated transport minimising car journeys, protecting highway safety, encouraging walking. Highway improvements enhance visibility/calm traffic; roads have capacity; no material adverse impact.
Transport Policy 4
Highways designed to safely accommodate generated traffic. Improvements achieve 70m visibility, narrowing for calming; Highways Division confirmed capacity and standards met.
Housing Policy 5
25% affordable housing on schemes >5 dwellings. 18 units (exceeding 15 required) including offset from another site; Section 13 Agreement required.
Recreation Policy 3
Open space per Appendix 6 IoMSP standards. 5,144m² provided exceeds requirement; village green/playground asset.
Recreation Policy 4
Open space on-site or conveniently accessible. Provision meets accessibility; nearby football pitches offset minor shortfall from transfer.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Affordable housing agreement
The development shall not commence until there is in place an Agreement under Section 13 of the Town and Country Planning Act 1999 to ensure the provision of affordable housing in accordance with Housing Policy 5 of the Isle of Man Strategic Plan.
Off-site highway works details
No development shall commence until full details of the proposed off-site highway works, together with a timetable for their implementation, have been submitted to and approved in writing by the Planning Authority. The development shall be carried out in accordance with the approved details and timetable.
Public open space provision
All the public open space and play equipment shown on the approved plans shall be provided and available for public use on or before the occupation of 50 of the dwellings.
Parking and access prior to occupation
No dwelling may be occupied until such time as the parking spaces associated with it have been provided and there is a road at base course level (or better) to the dwelling and its parking spaces.
Materials approval
No development shall commence until a schedule of materials and finishes to be used in the construction of the external surfaces of walls and roofs, have been submitted to and approved in writing by the Planning Authority. The development shall be carried out in the approved materials.
Landscaping scheme
No development shall commence until a hard and soft landscaping scheme has been submitted to and approved in writing by the Planning Authority. The scheme should be along the lines of Drwg Nos 01 Rev E, 02 Rev C and 03 Rev B. It shall include details of all walls, fences, trees, hedgerows and other planting which are to be retained, details of all new walls, fences and other boundary treatments and finished levels, a planting schedule to include numbers, density, size, species and positions of all new trees and shrubs, details of the hard surface treatment of the open parts of the site, including road surfaces, and a programme of implementation.
Landscaping implementation and maintenance
All hard and soft landscaping works shall be carried out in accordance with the approved details and programme. Any trees or plants 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 or a species and size to be first approved in writing by the Planning Authority. All hard landscaping works shall be permanently retained in accordance with the approved details.
Tree protection
No development shall commence until the tree protection barriers shown on Drwg 04 (received on 21 January 2014) have been put in place. The barriers shall not be removed until the development has been completed. The protected areas shall be kept clear of any building, plant, equipment, material debris and trenching, existing ground levels shall be maintained, and there shall be no entry into the protected areas except for approved arboricultural or landscape works.
No upper windows Plot 60
Notwithstanding the information on Drwg 105-01, there shall be no windows above ground floor level in the flank wall of the dwelling on Plot 60 adjacent to No 21 Cronk Cullyn.
Approved plans
The development hereby approved shall not be carried out except in accordance with the following drawings: [list of drawings as stated].
Junction improvements meet visibility standards; road layout/parking meets standards; sufficient capacity; no negative impact on road safety; refusal not warranted on highway grounds
25% (15 units) affordable required; additional 3 to offset another site acceptable; Section 13 Agreement needed
No objection if no detrimental impact on watercourse and mitigation measures adhered to
Public open space requirement met; stress maximising tree retention/planting to reduce visual impact
Does not object to 60 houses
