20 February 2013 · Delegated - Director of Planning and Building Control (M Gallagher)
Field 311825, Poortown Road, Peel, Isle Of Man, IM5 1gq
The site forms part of an ongoing residential estate between Derby/Poortown Road and QEII High School, east of Reayrt ny Keylley in Peel, previously approved for 13 terraced first-time buyer houses under PA 10/00544/B.
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The site is zoned Predominantly Residential under Peel Local Plan 1990, compliant with General Policy 2 as the amendment respects site/surroundings in siting, layout, scale, form and landscaping.
General Policy 2
Requires development in zoned areas to respect site/surroundings (siting/layout/scale/design/landscaping), avoid harm to landscape/townscape/amenities, provide safe access/parking, no adverse road safety/traffic impact. Officer assessed proposal compliant: reduced mass, varied design acceptable visually; parking ok via legal control; no amenity/highway harm.
Transport Policy 7
Implied via parking standards in Strategic Plan appendix 7 (2 spaces/unit general, 1:3 sheltered). Highways raised objection but officer overruled as Section 13 ensures sheltered elderly use, meeting reduced standard.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This permission relates to the erection of thirteen social housing units as shown in drawings ADR_CO3, 2313.506.14, 2313.506.15, 2313.501.01A, 2313.506.13 and 2313.501.02 all received on 28th November, 2012.
Road and parking prior to occupation
Prior to the occupation of any of the dwellings, the road leading to it/them and the parking associated with it must be laid to at least base course level and the associated parking available for use by occupiers of the dwelling(s).
South western boundary treatment
The south western boundary of the site must be formed by a planted bank or mesh fencing with hedge planting at least 1m in height and at least four trees planted alongside the south western boundary of the site, to the satisfaction of the Planning Authority. Any proposed changes to this arrangement must be approved in writing by the Planning Authority prior to the commencement of building works on plots 34 - 39.
Landscaping implementation and maintenance
All planting, seeding or turfing comprised in the approved details of landscaping 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.
RECOMMENDED FOR APPROVAL (clarifying for local authority tenants over age 50)
Lower parking adequate for elderly schemes; examples with 1+ space per 2-bed unit work well; average occupancy 1.35 persons, age 70.5
Highways Division objects to the application due to insufficient car parking provision below strategic plan standards for apartments, while Peel Town Commissioners recommend approval with clarification that the dwellings are for local authority tenants over 50.
Key concern: insufficient car parking provision below 2 spaces per apartment standard
Highways Division
ObjectionThis is a loss of 10 car parking spaces and is below the standard of 2 spaces per apartment as required by appendix 7 of the Isle of Man Strategic Plan.; the proposal is not for sheltered housing as there are no facilities provided on site for a warden.; The age of the residents in free market properties cannot be guaranteed in perpetuity
Peel Town Commissioners
SupportSome Commissioners commented on the planning application referring to “elderly persons” and wish to make clear that this development will be for local authority tenants over the age of 50. RECOMMENDED FOR APPROVAL
