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Application No.: 10/01124/B Applicant: Heritage Homes Ltd Proposal: Amendment of drainage arrangements approved under PA 09/00521/B Site Address: - Residential Development Of 43 Dwellings Under Construction - Parts Of Fields 315097, 311825 & 311826 - Adjoining Reayrt Ny Keylley - To The South Of Derby Road/Poortown Road - Peel - Isle Of Man ### Considerations Case Officer: Mr Steve Stanley Photo Taken: Mr Steve Stanley Site Visit: Planning Committee ### Written Representations - Three Peaks Poortown Road Peel Isle Of Man - Objects to the proposal - Sea Peep Poortown Road Peel Isle Of Man - Objects to the proposal ### Consultations Consultee: IOM Water & Sewerage Authority (Water) Notes: Comments received Consultee: Highways Division Notes: No comment to make. Consultee: Peel Town Commissioners Notes:** Objection
This application is recommended for consideration by the Planning Committee rather than under delegated powers as the Local Authority object to the application which is recommended for approval. A member of the Planning Committee has also requested that the application be considered by the Planning Committee and as the application relates to a development previously determined by the Committee it is judged to be consistent for this application to be referred to the Planning Committee.
The site relates to parts of Fields 315097, 311825 and 311826 which are to the east of the residential development Reayrt Ny Keylley and to the south of Poortown Road, Peel. The site is currently being developed under the provisions of planning application 09/00521/B. On the opposite side of Poortown Road are Close Quane, a number of individual roadside dwellings and to the north east Ballawattleworth Estate which includes a public house, shop and other services.
The site is part of a larger area designated as being Predominantly Residential use by the Peel Local Plan (Planning Circular 6/89).
PROPOSAL The development approved under 09/00521/B was to be served by a temporary stand alone sewage treatment plant in recognition that at the time of consideration of the application, it was determined that the drainage infrastructure currently serving Peel was at capacity and as such would not be capable of servicing the additional flows which would result from the dwellings.
The use of the temporary standalone sewage treatment plant resulted in the need to discharge treated effluent to the adjacent watercourse which required the granting of a discharge licence from the Environmental Protection Unit (EPU) of the Department of the Environment, Food and Agriculture. Subsequent to planning approval being granted for the development, the application for a discharge licence was refused.
Discussions have been held between the Drainage Division of the Isle of Man Water and Sewerage Authority, the applicant and the EPU in order to assess possible alternative methods of disposing of the treated effluent from the standalone treatment plant.
The Drainage Division of the Isle of Man Water and Sewerage Authority carried out a computer modelling exercise in order to ascertain whether a discharge route through the adjacent estate of Reayrt Ny Keylley would be acceptable in terms of its impact on the existing downstream foul sewer network. The model predicted no detriment to the network and subject to the flow rates being agreed with the Authority, no flooding would occur in the Reayrt Ny Keylley Estate. This route would bypass the section of the foul sewer in Derby Road which requires work in order to overcome surcharging and flooding during rainfall events. The implementation of a solution to the Derby Road problem is stated as being some time away.
The Drainage Division of the Isle of Man Water and Sewerage Authority states that it is satisfied that the treated effluent can be accommodated within the existing sewerage network provided that it bypasses the Derby Road section of the network. The flows from the development would be treated by the standalone treatment plant and would then be pumped back to the foul sewerage network.
The submitted plans also show a minor amendment in the position of the attenuation tanks located towards the entrance to Clover Avenue. This would now be sited to the side of the road as opposed to under it which would allow easier maintenance without closing the road.
The 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 for the following reasons:
R1. The proposed development would be premature in that: a) the Strategic Plan indicates that, in the West of the Island during the Plan Period (2001 2016), there is a need for only 1000 dwellings, of which 814 have been, or can be, provided by existing approvals, by conversions, and by windfall sites; a further 173 dwellings have been approved on the adjoining land to the west; and
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