25 November 2014 · Planning Committee
Land Adjacent To Croit Ny Greiney, Douglas Road, Peel, Isle Of Man, IM5 1ld
The site is a relatively flat open field with 123m frontage to the busy A1 Douglas Road, bounded by a low stone wall at the front and trees/shrubs on other boundaries, located near QEII High School in a predominantly residential area of Peel.
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The officer considered the key issues to be the proposal's impact on the streetscene, neighbouring amenity, highway safety and ecology.
General Policy 2
Requires development in zoned areas to respect site/surroundings in siting/layout/scale/design/landscaping (b), not adversely affect townscape character (c), protect wildlife/habitats (d), incorporate landscape features (f), safeguard neighbour amenity/locality character (g), provide safe access/parking (h), avoid highway safety issues (i), and ensure safety/security (m). Officer assessed proposal compliant: scale/design fits mixed streetscene; separations/planting protect amenity; amended access/parking safe; bat condition protects wildlife.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Landscaping scheme
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. REASON: the landscaping of the site is an integral part of the scheme and must be implemented as approved.
Traffic management scheme
Prior to the commencement of any works on site the applicant must have approved by the Department a scheme for traffic management measures to reflect the proposed development and use and such must be implemented in accordance with the approved details. Reason: in the interests of highway safety.
Access and visibility splays
No other work may commence until such time as the access complete with visibility splays as shown in the approved drawing SC1210A/P10-101 and SC1210A/10-01A is implemented and available for use. Reason: in the interests of highway safety.
approve of the application
will provide 100% affordable housing as it is made by a public sector housing provider
does not object but requests retention of small stand of trees for wildlife
Highway Services objects due to inadequate visibility splays and access design issues; DEFA Biodiversity requests bat roost conditions; Manx Utilities requests standard utility coordination; multiple local residents object on density, traffic, drainage, and amenity grounds.
Key concern: Non-compliant visibility splays from proposed access onto A1 Douglas Road
Highway Services, Department of Infrastructure
ObjectionHighway Services consider that the application will have an unacceptable on effect road safety on the due to the following reasons: Non-compliant visibility from the proposed access/exit; Highway Services, consider the proposed visibility splay of 2.4m x 70m to be unsafe unless a significant level of speed enforcement or highway engineering remedial works is undertaken
Conditions requested: No part of the development shall commence until a scheme for the construction of the site access and off-site highway improvement works has been submitted to and approved by the Planning Authority in consultation with the Highway Authority; Development shall not be brought into use until vehicular access and parking spaces provided in accordance with Manx Roads and thereafter retained; Visibility splays of 2.4m by 70m at access point, kept clear of obstructions exceeding 1.05m
DEFA Biodiversity Officer (Dr RG Selman)
Conditional No ObjectionIt is therefore important that an alternative site be provided prior to the demolition of the roost, that the bats be safely excluded from the current site, and that the new site mimics the original site as far as possible; Providing a roost area with a similar level of warmth is very important
Conditions requested: Condition requiring provision for pipistrelle bats including roosting space above boiler room, built-in roost box in wall
Manx Utilities
No ObjectionThere are underground cables/overhead lines present in the area indicated in your planning application; Contact the Manx Utilities for Electrical Site Safety 5 documents
Conditions requested: Applicant must contact Manx Utilities Network Operations (Tel. 687687) to discuss working practices around cables/lines which may require diversion; Contact Manx Utilities Planning Department (Tel. 687781) to discuss electricity supply; Obtain Electrical Site Safety 5 documents (Tel. 687766); work per HSE HS(G)47 & GS6
The original planning application 14/01136/B for a 40-unit sheltered housing scheme with parking, landscaping and access was approved by the Peel and Western District Housing Committee despite third-party objections. Mrs G E Atherton appealed, arguing non-compliance with GP2 and TP7, highway safety risks, visual dominance, residential amenity harm, and other issues. The inspector assessed character/appearance, living conditions, and highway safety, finding the proposal acceptable in principle on residentially zoned land, with skilful design, adequate separation distances, and resolved highway concerns following Highway Services' satisfaction. The appeal was dismissed, confirming the approval subject to conditions including landscaping, traffic management, access visibility, and bat provisions.
Precedent Value
Affirms that innovative design can overcome scale differences on infill sites in residential zones; highway objections can be resolved pre-appeal; elderly housing need weighs heavily if amenity/highway issues addressed per GP2.
Inspector: Anthony J Wharton BArch RIBA RIAS MRTPI
