18 October 2010 · Planning Committee
Field 315097, Poortown Road, Peel, Isle Of Man, IM5 1gq
The site is part of fields designated for residential development in the Peel Local Plan, currently under construction for 43 dwellings approved under PA 09/00521/B, which included a temporary standalone sewage treatment plant due to capacity issues in Peel's drainage network.
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Officer recommended approval despite local authority objection due to drainage concerns, as computer modelling by Drainage Division of IOM Water & Sewerage Authority confirmed no detriment to network …
Infrastructure Policy 1
Requires development to connect to IRIS except small-scale; standalone plant was interim solution, now amended to pump treated effluent to public sewer bypassing issues, with future decommissioning on IRIS connection.
Infrastructure Policy 2
Requires full details of interim drainage approved before commencement; concurrent 10/01124/B provides amended arrangements approved by authority based on modelling.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the removal of Condition 7 and variation of Condition 9 of approved PA09/00521/B... as shown by [listed drawings].
Landscaping
All planting, seeding or turfing comprised in the approved details of landscaping shown on approved drawings 2313/2/113 Landscaping Layout and 2313/2/213 Rev A (pursuant to PA09/00521/B) must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species unless otherwise agreed in writing with the Planning Authority.
Roads and parking
Prior to the occupation of any dwellings, the road layout shown by approved drawing 2313/2/113 (pursuant to PA09/00521/B), including parking areas, must be laid to at least base course level and the parking associated with the development must be available for use by occupiers of the dwellings.
Surface water drainage
There must be no discharge of surface water to the main foul sewer.
Sewage 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.
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 of site operatives and visitors; ii) loading and unloading of plant and materials; iii) storage of plant and materials used in constructing the development; iv) wheel washing facilities; and v) measures to control the emission of dust and dirt during construction.
No comment
approves removal of condition 7 subject to agreed flow rates and connection; requests variation of condition 9 to tie decommissioning to regional treatment works commissioning
Private residents and Peel Town Commissioners object to the application due to concerns over sewage capacity and drainage details; statutory consultees Highways Division and Water & Sewerage Authority have no objection or approve with conditions.
Key concern: Peel's sewerage system will be overloaded and compromised by additional flows
Department of Infrastructure Highways Division
No CommentThe Department of Infrastructure Highways Division has no comment to make on this application.
Isle of Man Water & Sewerage Authority
Conditional No ObjectionThe Authority therefore approves the removal of condition 7, subject to the proposed pumping flow rates from PA 09/0521 as well as the connection location (as indicated on drawing 2313_ADR_500 Rev F) being agreed with the Authority.; The Authority therefore requests the following condition be attached to any subsequent approval.
Conditions requested: proposed pumping flow rates from PA 09/0521 as well as the connection location (as indicated on drawing 2313_ADR_500 Rev F) being agreed with the Authority; The sewage treatment plant and associated infrastructure must be decommissioned and removed from site within 3 months of the construction and commissioning of any regional treatment works for Peel.
Peel Town Commissioners
ObjectionThe Commissioners object to these three planning applications on the grounds that there is serious concern over the ability of the Town's sewerage mains system to take the additional sewage generated by a further 101 dwelling at this location.; RECOMMEND REFUSAL
The original application PA 10/01123/C sought removal of Condition 7 and variation of Condition 9 on prior approval PA 09/00521/B for 43 dwellings under construction, as drainage arrangements had changed following refusal of a discharge licence and new computer modelling by IOM Water & Sewerage Authority showing capacity via Reayrt Ny Keylley route bypassing Derby Road issues. A linked application PA 10/01124/B proposed drainage amendments using a temporary standalone treatment plant pumping treated effluent to public foul sewer. The Planning Committee approved both on officer recommendation despite objections from Peel Town Commissioners and neighbours Sea Peep/Three Peaks over sewer overload and inconsistent authority advice. Appellants (Cowins) argued discrepancies in drainage authority advice, lack of plan details, pressure on authorities, and risks to bathing water/ flooding. The inspector found the revised drainage acceptable based on professional evidence, dismissed procedural challenges, noted unclear plans but no prejudice, and recommended dismissal with provisos for Section 13 affordable housing agreement and condition tweaks to avoid dual approvals.
Precedent Value
Demonstrates technical drainage evidence trumps local concerns where modelling confirms capacity; highlights need for clear plans and preserving ancillary obligations (e.g. affordable housing) in condition variations/amendments; future applicants should secure statutory consultee buy-in early and ensure drawings precisely match proposals.
Inspector: Graham Self MA MSc FRTPI
