29 January 2025 · Planning Committee, delegated to Lucy Kinrade (Presenting Officer)
1, Westhill Avenue, Castletown, Isle Of Man, IM9 1hu
Castletown Commissioners proposed amendments to the approved 2019 scheme (19/00961/B) for redeveloping their public sector housing estate with 133 dwellings of various types including 2-4 bed houses, bungalows, and apartments.
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The physical works for layout changes, including repositioning 16 dwellings to accommodate two accessible bungalows, re-aligning two southwest dwellings, parking adjustments, and EV charging points, w…
Strategic Policy 1
Relates to re-use of existing sites, good design and regeneration. Officer found proposal acceptable as redevelopment upgrades public housing estate without exceeding original approval impacts.
Strategic Policy 2 - Priority for new development to identified towns and villages
Relates to re-use of existing sites, good design and regeneration. Supported regeneration of dated public sector housing to modern standards.
Strategic Policy 12
Relates to re-use of existing sites, good design and regeneration. Exceptional circumstances justified loss of 7 public homes due to overall scheme benefits.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development to key centres like Castletown. Site is Residential zoned under Area Plan for the South 2013, suitable for urban capacity and regeneration.
General Policy 2
General standards for acceptable development. Layout changes met visual, amenity, and highway safety tests without new harm.
Housing Policy 5
Requires 25% affordable housing on uplift. 10 AHU (rounded up from 9.75 on 39 open market homes) secured via S13, acceptable despite phasing in final stage due to exceptional redevelopment context.
Housing Policy 18
Relates to replacement housing. Loss of 7 public sector homes outweighed by upgrading 94 to higher standards, but noted as weighing against given Island need.
Recreation Policy 3
Amenity and open space provision. 2682 sqm POS unchanged from 2019 approval, conditioned for details including play equipment.
Recreation Policy 4
Amenity and open space provision. Central landscaped POS with play area acceptable.
Transport Policy 2
Appropriate and safe highway provisions. Parking loss of 3 spaces acceptable near town centre with bus/cycle support; no DOI objection.
Transport Policy 4
Principles for safe highway provisions. Traffic calming, EV charging, and bus link conditioned.
Transport Policy 7
Principles for safe highway provisions. Reconfigured roads improve safety over 2019 sharp bend.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Fencing and boundary treatment
Fencing and boundary treatment shall be carried out in full accordance with drawing number SC1536/P/10-05 Rev B and SC1536/P/10-02 Rev D and retained as such thereafter.
No permitted development walls/fences
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012, or any such Order superseding this, no wall or fence may be erected other than those approved in this application, where the fence or wall would sit between any dwelling and a highway including pedestrian routes within the site.
Tree protection measures
No site clearance, preparatory work or development shall take place until the tree protection measures are installed in accordance with those details shown on drawing SC1536/P/10-05 Rev B and SC1536/P/10-02 Rev D. The protective measures shall remain in place until the development is complete unless otherwise approved in writing by the Department.
Cycle parking
Prior to the occupation of the last dwelling, the cycle parking shall be installed and provided in accordance with the details shown on drawing SC1536/P/10-02 Rev D and shall be retained for such purposes thereafter.
Car parking provision
Prior to the occupation of any dwelling, the respective car parking for that dwelling must be provided in accordance with SC1536/P/10-02 Rev D and thereafter retained free and available for parking purposes.
Traffic calming measures
Prior to the occupation of the last dwelling the traffic calming measures shall be installed in full accordance with SC1536/P/10-02 Rev D and retained as such thereafter.
EV charging points
Prior to the occupation of the last dwelling, the EV charging shall be installed and provided in accordance with the details shown on drawing SC1536/P/10-06 Rev A and SC1536/P/10-02 Rev D and shall be retained for such purposes thereafter.
Wheelie bin stores
Prior to the occupation of any dwelling the respective wheelie bin store for that dwelling shall be provided in full accordance with those details shown on SC1536/P/10-03 and retained thereafter.
Bus stop hardstanding connection
The hardstanding connection from Westhill Avenue to the bus stop on the A5 as shown on SC1536/P/10-02 Rev D shall be completed prior to the occupation of the first dwelling in Phase 3 of the site and retained thereafter.
Highway alignment and levels
Notwithstanding the wider site detail shown on drawing BBC ZZ DR 311 C02, approval of this drawing relates only to the details given for the highway alignment and highway level details specified. The highway alignment and levels must be carried out in full accordance with the details and retained as such thereafter.
Highway contours
Notwithstanding the wider site detail shown on drawing BBC ZZ DR 312 C01, approval of this drawing relates only to the details given for the highway contours specified and any works relating to highway contours shall be carried out in full accordance with the details provided and retained as such thereafter.
Public Open Space details
Prior to the commencement of any works relating to dwellings within Phase 2 or Phase 3 (whichever is the sooner), details of the layout of the Public Open Space including any children's play equipment and landscaping, and including a schedule of implementation shall be submitted to the Department for approval. Any works relating to the Public Open Space shall be carried out in full accordance with the approved details and maintained thereafter.
Do not oppose subject to conditions on site plan, cycle stores, EV charging, bin stores, vehicle parking, and hardstanding connection
In support as proposal meets major strategy driver in IOM Economic Strategy and Island Plan
No objections, developer to enter adoption agreement
Business Isle of Man and DOI Highways support the application with DOI Highways requiring specific conditions on cycle parking, bin stores, surfacing, and connections; DOI Estates Housing requests a Section 13 Agreement for 18 affordable units; Manx Utilities requires an adoption agreement and connection fees.
Key concern: affordable housing provision via Section 13 Agreement for 18 units
Business Isle of Man, Department for Enterprise
SupportThe Business Agency is pleased to endorse this application; the Business Agency therefore considers that these proposals go some way to 'considering how our Climate Change commitments can inform and positively influence our economic growth'; the Business Agency reiterates its support for these proposals
DOI Public Estates and Housing Division
Conditional No Objectionall new residential development schemes in the region should... be encouraged to include new affordable housing in accordance with Housing Policy 5; the Section 13 Agreement should include for eighteen affordable dwellings
Conditions requested: Section 13 Agreement to provide 18 affordable dwellings (10 to compensate for reduction from 101 to 91 public sector homes + 8 as 25% of additional 32 dwellings)
Highway Services HDC, Department of Infrastructure
Request further alterations/information
Conditions requested: secure cycle stores for each dwelling at one space per bedroom; remove red surfacing on footways or specify per DOI Construction Standards Details; show suitable bin stores on layout plans; show full connection to A5 footway and consult Bus Vannin on improvements
Highway Services HDC, Department of Infrastructure
Conditional No ObjectionRecommendation: DNOC
Conditions requested: Proposed site plan, cycle stores and EV charging as per plan 10.02 D; Bin stores as per approved plan 10.03 before occupation of each dwelling; Vehicle parking as per approved plan 10.02 D before occupation of each dwelling; The hardstanding connection as per approved plan 10.02 D shall be completed before first occupation of the first dwelling in phase 3 of the site; Section 4 highway agreement (amended) for altered/new adopted highway; extinguishment order under IOM Highways Act 1986 for closing existing parts of adopted highway
Manx Utilities Authority
Conditional No ObjectionManx Utilities recommend that the developer enters into an adoption agreement with the authority
Conditions requested: developer enters into an adoption agreement; 133 communication fees payable under Sewerage Act 1999 for each property connected to public drainage system
