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).
Highways Division does not oppose the application, citing improvements in road safety and parking; Water Authority has no objection subject to drainage conditions; DEFA Biodiversity recommends bat and bird surveys due to extensive demolition.
Key concern: bat roost potential due to extensive demolition
Department of Infrastructure Highways Division
No ObjectionDoes not oppose this application.; The Division accepts the conclusions of the applicant’s Transport Statement that the existing highway infrastructure can accommodate the development traffic and that there will be no adverse impact on highway safety.; On balance this proposal is an improvement in road safety and car parking terms
Isle of Man Water and Sewerage Authority Drainage Division
Conditional No ObjectionNo Objection subject to the following conditions; Full details on the information required by the Authority are listed within Part 1 of Manx Sewers for Adoption – 'Aid to making a sewer adoption submission'.
Conditions requested: Prior to any work commencing on site for Phase 8, detailed drainage proposals must be submitted to the Authority in the way of a section 8 adoption agreement.; Full details of the proposed drainage layout for Phases 9 & 10 must be submitted in any subsequent reserved matters application. Such submission shall include full details of the surface water attenuation for all three phases together with foul and surface water discharge calculations.; The surface water disposal from the proposed redevelopment must be attenuated to a figure agreed with the Authority.; There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s)
DEFA Forestry, Amenity & Lands Directorate
Conditional No ObjectionI recommend that a bat survey be undertaken to determine whether there are any roosts on the site and that the results be taken into account in the plans for redevelopment in order to avoid reckless destruction.; If, for any reason the demolition is planned to be undertaken between March and August inclusive, I recommend that a bird survey show areas that must be adapted before the bird breeding season to prevent nesting at sites for demolition.
Conditions requested: bat survey be undertaken to determine whether there are any roosts on the site and that the results be taken into account in the plans for redevelopment; If demolition is planned between March and August inclusive, a bird survey show areas that must be adapted before the bird breeding season to prevent nesting at sites for demolition
The original application sought approval in principle for phased redevelopment including 42 apartments, 42 dwelling houses, 35 sheltered apartments and a Police Office, discharging siting and access for all phases and reserved matters for Phase 8 only. No refusal reasons are stated as this was an appeal or called-in application handled by an independent inspector. The Borough of Douglas supported the proposal for improving the environment, car parking, landscaping, Secure by Design principles, and better connectivity. The inspector assessed land use, highways, open space, affordable housing, visual amenity, residential impact, and contamination, finding full compliance with relevant policies and standards. Consultations raised no objections except biodiversity survey recommendations. The inspector recommended granting permission subject to conditions.
Precedent Value
Demonstrates that phased public housing redevelopments in established residential areas will be supported if they demonstrate policy compliance, technical acceptability, and tenant/environmental benefits. Future applicants should ensure full alignment with Isle of Man Strategic Plan and address biodiversity early.
Inspector: John S Turner
