Amendment of drainage arrangements approved under PA 09/00521/B

Why was this approved?

• Drainage capacity confirmed by modelling
• No increased flooding risk
• Treated effluent quality
• Compliance with interim drainage policies
• Technical consultee approval
• Site allocation for residential use

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Decision & Reasoning

Policies Assessed (2)

Conditions (7)

1. 1

   Time limit

   The development hereby permitted shall commence before the expiration of four years from the date of this notice.

2. 2

   Approved plans

   This approval relates to the amendment of drainage layout arrangements approved under PA09/00521/B... as shown by [listed drawings].

3. 3

   Landscaping

   All planting, seeding or turfing comprised in the approved details of landscaping shown on approved drawings... must be carried out in the first planting and seeding seasons... Any trees or plants which within a period of five years... must be replaced...

4. 4

   Roads and parking

   Prior to the occupation of any dwellings, the road layout... including parking areas, must be laid to at least base course level and the parking associated with the development must be available for use...

5. 5

   Surface water discharge

   There must be no discharge of surface water to the main foul sewer.

6. 6

   Plant decommissioning

   The temporary sewage treatment plant and all associated infrastructure must be decommissioned and removed from the site within 3 months of the public foul sewer system within Peel becoming connected to IRIS unless otherwise agreed in writing with the Planning Authority.

7. 7

   Construction Method Statement

   No development shall take place, until a Construction Method Statement has been submitted to, and approved in writing by, the Planning Authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for: i) the parking of vehicles... ii) loading and unloading... iii) storage... iv) wheel washing facilities; and v) measures to control the emission of dust and dirt during construction.

Public Comments (5)

The original application PA 09/00521/B for 43 dwellings was approved on appeal with a temporary standalone sewage treatment plant due to capacity issues in Peel's sewerage system and pending IRIS connection. Subsequent applications PA 10/01124/B and PA 10/01123/C sought to amend drainage arrangements (routing treated effluent via Reayrt Ny Keylley to bypass overloaded Derby Road sewers, following computer modelling by IOM Water & Sewerage Authority) and vary conditions 7 and 9 accordingly; these were permitted by the Planning Committee on 15/10/2010 despite third party objections. Appellants (neighbours) argued inconsistency in drainage authority advice, lack of plan details, risk of sewer overload/flooding, and poor bathing water quality. The inspector's analysis at public inquiry on 01/03/2011 favoured the technical evidence from drainage professionals, confirming no detriment to the network or environment from the revised routing and treated effluent. Appeals were dismissed with recommendations for approval, amended conditions, and securing affordable housing via legal agreement.

Inspector: Graham Self MA MSc FRTPI