20 August 2014 · Planning Committee
Land Opposite, Springfield Terrace, Foxdale, Isle Of Man, IM4 3hg
The site is an undeveloped 5-acre (1.98ha) sloping field on the southern side of the A24 in Foxdale, opposite existing residential properties at Springfield Terrace and near Springfield Rise estate.
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The officer concluded that 'the site is identified as being suitable for residential development' in the Foxdale Local Plan as 'Predominantly Residential' with a specific development brief, satisfying…
General Policy 2
Requires development in accordance with Area Plan zoning and design brief, respecting site/surroundings in siting/layout/scale/design/landscaping, no adverse impacts on landscape/amenity/highways/services/flooding/contamination. Officer assessed principle acceptable due to zoning but detailed layout reserved as original failed soft edge/tree planting/separation tests; access/amenity to be controlled via conditions.
Transport Policy 4
Requires highways to accommodate generated traffic safely. Amended plans with traffic calming post-Highways discussion satisfied this; visibility splays 2m x 70m approved.
Environment Policy 7
Protects watercourses with risk assessment, pollution measures, phasing, 8m buffer. Culverting with concrete canvas lining and mitigation accepted by DEFA Fisheries/MUA Drainage.
Housing Policy 5
Requires 25% affordable housing for 8+ dwellings on zoned land. Condition C5 enforces 25% ratio; commuted sum discussed.
Recreation Policy 3
Requires landscaped amenity/open space per Appendix 6 standards for 10+ dwellings. Reserved matters to include play facilities in open space.
Environment Policy 10
Requires flood risk assessment where potential risk. Village flooding history noted but applicant measures (culvert lining) and no Drainage Authority objection satisfied; condition C6 controls surface water.
Environment Policy 13
Prohibits unacceptable flooding risk. No indication development causes flooding per authorities.
Strategic Policy 1
Encourages efficient site use and infrastructure utilisation. Low Local Plan density (8/acre) conflicts with optimum use but principle approved with reserved controls.
Reserved matters approval
Details of the siting, design, external appearance, internal layout and landscaping (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the Planning Authority before any development is commenced and thereafter the development shall only be carried out in accordance with the details as approved.
Reserved matters time limit
Application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved.
Overall 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.
Principle and access only
This approval relates to the principle of the residential development of the site and the construction of access from the A24 for a distance of 20m into the site, as shown in drawing 1400/01/01 revision A received on 20th May, 2014.
Affordable housing
Any residential development on the site must demonstrate that affordable housing is provided at a ratio of 25% of the overall number of plots.
Surface water disposal
No development may commence on site until such times as there is in place an approved facility of disposing of surface water from the site, including any works which may be required to be undertaken off site by third parties.
Softer eastern edge and tree planting
Any residential development on the site must be designed such as to provide a softer edge to the east of the site than is shown with more space dedicated to tree planting within the red line area and more space around each tree than is shown on the submitted drawings to ensure that trees are not inappropriately close to proposed dwellings such as would threaten the long term future of the tree.
No objection provided advised when works commence and mitigation (sedimats) agreed and installed prior to watercourse diversion
No objection following confirmation no works on adjacent blue-edged land
No objection provided information on watercourse diversion/culverting; no adoption until 50% dwellings occupied
