1 October 2010 · Council of Ministers
Upper Pulrose Estate Off, Springfield Road, Douglas, Isle Of Man, IM2 1bd
The proposal involves redeveloping the inner core of the Upper Pulrose Estate, replacing 90 existing residential units with 120 new units including apartments, terraced and semi-detached houses, sheltered housing, and a police office across Phases 8, 9 and 10.
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The officer assessed the proposal against Isle of Man Strategic Plan policies and found it compatible with residential zoning in Douglas Local Plan.
General Policy 2
Relevant policy from Isle of Man Strategic Plan 2007. Officer considered development compatible with residential zoning in Douglas Local Plan 1998. Principle of residential redevelopment acceptable.
Housing Policy 5
Requires 25% affordable housing for developments of 8+ dwellings on zoned land. All proposed housing is public rental, exceeding requirement with 100% affordable.
Housing Policy 6
Development on zoned land per area plan brief or criteria in para 6.2. Proposal accords as residential replacement.
Recreation Policy 2
No loss of open space without equivalent provision and community gain. Assessed net increase; provided excess 2300 sqm formal/landscaped space.
Recreation Policy 3
New residential 10+ dwellings provide amenity space per Appendix 6. Net 30 units require 1920 sqm; provided excess via on-site areas and playground enhancement.
Recreation Policy 4
Open space on-site or close, accessible by foot/transport. Provided on-site and enhanced existing playground.
Transport Policy 7
Parking per Department standards. Off-road parking acceptable per Highways.
Environment Policy 42
New development respects local character/landscape. Phase 8 design continues Lower Pulrose theme; other phases to follow.
Community Policy 8
New neighbourhood police stations in major housing. Includes police office accessible by car/foot.
Environment Policy 26
No development on contaminated land unless no unacceptable risk. Small Phase 8 area contaminated; further survey/remediation by condition.
Reserved matters approval
Approval of the details of design, external appearance of the buildings, internal layout, landscaping of phases 9 and 10 shall be obtained before development commences in each phase.
Reserved matters application time limit
Application for approval of reserved matters before expiration of three years from permission date.
Development commencement time limit
Development to begin within 4 years or within two years of final reserved matters approval.
Reserved matters accordance with masterplan
Plans and particulars of reserved matters in general accordance with submitted Masterplan (drawing SC1054/P/10/03).
Approved plans list
Discharges siting/means of access for Phases 8-10 and all reserved matters for Phase 8 per listed drawings and documents.
No permitted development
No extensions, greenhouses, walls, gates, fences, sheds etc. per Permitted Development Order.
Materials approval
Samples of facing, roofing, paving materials submitted and approved before each phase.
Access prior to occupation
Vehicular/pedestrian access constructed before dwelling occupation.
Parking prior to occupation
Car parking/manoeuvring areas provided before dwelling occupation.
Phase 8 soil survey/remediation
Further soil survey before Phase 8; decontamination scheme approved and implemented before occupation.
Unexpected contamination
Stop work if new contamination found; submit investigation/remediation scheme.
Landscaping completion
Landscaping completed within 3 months of first occupation per phase; planting in first season; replace failures.
Phase 8 landscaping
Phase 8 landscaping per approved drawings; replace failures within 5 years.
Railings colour
Railings (Fence type 3) colour coated black.
Tree protection
Safeguard trees before works; no damage to roots.
Playground enhancement
Scheme submitted before Phase 9 last dwelling occupation; implemented within 3 months.
Open space prior to occupation
Last two dwellings Phases 9/10 not occupied until open space laid out.
Bin storage prior to occupation
Bin storage provided before dwelling occupation.
Bat survey
Bat survey and mitigation before development except Phase 8/roads.
Street lighting
Details submitted; provided before occupation.
Does not oppose; accepts Transport Statement; existing infrastructure accommodates traffic; emergency access betterment; off-road parking acceptable; sheltered housing low traffic; improvement in road safety and parking.
Commented on drainage matters (no objection stated).
