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This application is recommended for consideration by the Planning Committee rather than under delegated powers as previous applications for the site were considered by the Planning Committee and as such to maintain consistency in the decision making process it is recommended that the Committee determine this proposal.
The site relates to parts of Field 315097 which is to the east of the residential development Reayrt Ny Keylley and to the south of Poortown Road, Peel. The site is currently being developed with housing under the provisions of 09/00521/B and 10/00215/B.
The site is part of a larger area designated as being Predominantly Residential use by the Peel Local Plan (Planning Circular 6/89).
This application seeks approval for the creation of a temporary construction access to serve the residential development approved under 09/00521/B and amended under 10/00215/B.
The access would replace the existing construction access which is from Clover Avenue. The access would be from Poortown Road almost opposite to the existing road access to Ballawattleworth estate to the north.
The submitted plan shows that visibility splays of 2.4 m by 60 m in both directions would be created by reducing the roadside hedge to 1 m . A wheel washing facility and drainage channel are also proposed along with access gates set back from the road to provide security to the site and safety to the public.
The wider site has been the subject of a previous application, 06/01393/A which sought approval in principle for the residential development of Fields311825, 311826, 311827, 314444 and 315097, Ballawattleworth Farm in accordance with the densities and indicative highway layout shown on the enclosed master plan. This application proposed a total of 458 dwellings. The Planning Committee resolved to refuse this application.
PA09/00521/B sought approval for a residential development of 43 dwellings including roads, drainage infrastructure and public open space. This was refused by the Planning Committee but was approved at appeal.
PA09/00883/R sought retrospective approval for the temporary storage of construction materials from housing development site, field 315097, adjacent to housing development under construction (Reayrt Ny Keylley). This was refused by the Planning Committee.
10/00215/B sought approval for the erection of seven dwellings, plots A37 to A43 of approved residential development (amendment to external house finishes approved under PA 09/00521/B). This was approved by the Planning Committee
The site is identified within the Peel Local Plan as being Proposed Residential. Within the Isle of Man Strategic Plan the following policies are considered relevant to the determination of this application:
General Policy 2, parts (h) and (i), and: Transport Policy 4 which states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan."
The Highways Division does not object to this application. Peel Town Commissioners do not object to this application but express concern that any conditions of approval be adhered to and enforced.
The owner of Meadowview, Poortown Road objects to this application setting out that they have recently constructed the property and are currently marketing it for sale. It is stated that the construction access will be detrimental to the sale by causing additional heavy plant delivery vehicles, traffic and noise.
A petition signed by the owners/occupiers of 1, 2, 3, 4, 5, 6, 7 and 8 Clover Avenue, Peel has been submitted which supports this application.
The proposed construction access is acceptable to the Highways Division and as such it is judged that there would be no unacceptable impacts in terms of highways safety arising from the proposed development in accordance with GP2 and TP4.
The existing construction access which is via Clover Avenue passes several residential dwellings. It is judged that the access now proposed would have less impact upon adjacent properties and would not adversely affect any other properties so as to warrant refusal..
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
The following parties are not granted Interested Party Status: The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
The owners/occupiers of 1, 2, 3, 4, 5, 6, 7 and 8 Clover Avenue, Peel do not physically adjoin the site.
The owner of Meadowview, Poortown Road, Peel does not physically adjoin the site.
Recommended Decision: Permitted
Date of Recommendation: 23.06.2010
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the creation of a temporary construction access to serve residential development approved under 09/00521/B and 10/00215/B, Field 315097 and boundary hedge, Poortown Road, Peel as shown by 2313/2/320 and 2313/2/321 received 6th May 2010.
C 3. On the completion of the development approved under 09/00521/B and 10/00215/B, the construction access hereby approved shall be closed up and the roadside boundary hedge restored.
I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : Authority Meeting Date : Signed : Presenting Officer Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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