CHIEF SECRETARY'S OFFICE

Oik yn Ard-Scrudeyr

Our Ref: DF11/0004 Planning Application Ref.No: 11/00217/B

THE TOWN AND COUNTRY PLANNING ACT 1999

TOWN AND COUNTRY PLANNING DEVELOPMENT (PROCEDURE ORDER) 2005

Planning Secretary Murray House Mount Havelock Douglas Isle of Man

| Applicant: | The Borough Of Douglas | | --- | --- | | Proposal: | Residential development with associated car parking, Phase 9 | | | Heather Crescent / Hazel Crescent Upper Pulrose Estate | | | Douglas Isle Of Man |

In accordance with paragraph 10 of the above Order, the person appointed by the Council of Ministers to consider this application has submitted his report. In accordance with paragraph 10.3(a) and (b), a copy of the appointed persons report is enclosed. On the 21st July 2011, and after consultation, the Council of Ministers accepted the recommendation contained within that report and the application was approved subject to compliance with the conditions specified below.

Date of Issue: 27th July 2011 Chief Secretary's Office Government Offices Bucks Road Douglas Mr A Johnstone Planning Appeals Administrator

SCHEDULE OF CONDITIONS:

1 The development hereby permitted shall commence before the expiration of four years from the date of this notice.

2 This permission relates to the residential development with associated car parking as shown in drawing numbers SC 1054-9/P/10/01, SC1054-9-P-10-20, SC1054-9-P-1--21, SC1054-9-P-10-22, SC1054-9-P-10-23, SC1054-9-P-10-24, SC1054-9-P-10-25, SC1054-9-P-10-26, SC1054-9/P/11/01 and 32492 A/DR01 date-stamped 23rd February 2011, SC1054-9/P/10-02 Rev A, SC1054-9/P/10-03 Rev A, SC1054-9/P/10-04 Rev A, and SC1054/9/P/12-

01 A date-stamped 24th March 2011, Transport statement prepared by I-Transport LLP dated 12th January 2010.

3 Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any other order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, sheds, summerhouses, flag poles, decking, decking, garages or tanks for storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval).

4 No dwelling shall be occupied until the vehicular and pedestrian means of access have been constructed in accordance with the approved plans, and those means of access shall thereafter be kept available at all times for their respective purposes.

5 No dwelling shall be occupied until the car parking and manoeuvring area have been provided in accordance with the approved plans, and those areas shall thereafter be kept available at all times for their respective purposes.

6 The railings to be erected (Fence type 1 shown in drawing number SC1054-9/P/10-03 Rev A) must be colour-coated black.

7 The last two dwellings shall not be occupied until the approved public open space has been laid out and made available for use as such.

8 No dwelling hereby permitted shall be occupied until the bin storage facilities have been provided in accordance with the approved plans, and those facilities shall thereafter be kept available at all times for their designated purpose.

9 Street lighting and any floodlighting, to be provided within the development shall be erected in accordance with details which are to be submitted to and approved by the local Planning Authority. No dwelling shall be occupied until street lighting has been provided on the means of access serving that development.

10 Prior to the enhancement of the existing children's playground shown in drawing number SC1054/10/05 of Planning Permission 10/00480/A, a scheme of enhancement must have been submitted to and approved in writing by the Planning Authority and thereafter, the enhancement scheme must be carried out within 3 months of the occupation of the last dwelling to be constructed.

Crown Division <br> Government Office <br> Douglas <br> Isle of Man <br> IM1 3PN

Wednesday 6^{\text {th }} July 2011 The Council of Ministers

Planning Application: PA 11/00217/B

Applicant: The Borough of Douglas

Application: Proposed housing development consisting of the erection of 14 two-bedroom apartments, 2 four bedroom houses, 7 threebedroom houses, 6 two-bedroom houses, 1 disabled threebedroom house and associated car parking comprising Phase 9, Heather Crescent/Hazel Crescent, Upper Pulrose Estate,

1. I have the honour to report that I have examined the proposals, set out above, under the provisions of Article 10 (2) of the Town and Country Planning (Development Procedure) Order 2005. I inspected the site on Monday 13^{\text {th }} June 2011.

The site and surroundings

2. The site is comprised of various local authority dwellings in Heather Crescent, Hazel Crescent and Hazel Close in the Upper Pulrose Estate. As such, it is essentially part of the inner core of the estate.

The planning history and the proposed development

3. PA 10/00480/A Planning approval in principle was granted in September 2010 for a phased redevelopment of part of the Upper Pulrose Estate comprising 42 apartments, 42 dwelling houses, 35 sheltered apartments and a police office. The application sought approval for the siting and means of access for all phases and detailed approval for Phase 8 only.
4. The current proposal seeks full approval for phase 9 of the redevelopment scheme for Upper Pulrose Estate. The proposals are substantially the same as laid out in PA 10/00480/A but there are minor differences.
5. The current planning application was received on 15 February 2011. Amended plans, including an amended master plan were received on 24 March 2011. Housing Division of the Department of Social Care confirms that the proposed housing is 100 % affordable housing for the local authority. A Transport Statement accompanied the application.

The applicant Department's justification of the application

6. No statement from the local authority accompanied the application justifying the proposal but the application merely seeks approval of detailed plans that generally accord with the layout approved in principle under reference PA 10/00480/A.

Reports: Dol Directorate of Planning and Building Control

7. General Policy 2, Housing Policies 5 and 6, Recreation Policies 2, 3 and 4, Transport Policies 1, 4 and 7 and Environment Policy 42 set out in the adopted Isle of Man Strategic Plan 2007 are the relevant strategic policies.
8. The principal issues in assessing the application are (a) land use; (b) highway issues; (c) open space provision; (d) affordable housing; (e) visual amenity; and (f) impact on residential environment. (a) Land use: The development accords with the land use zoning of the area, which is predominantly residential, in the Douglas Local Plan. (b) Highway issues: Dol Highways Division accepts that the existing highway infrastructure can accommodate the development traffic and that there will be no adverse impact on highway safety. The proposal is to replace an existing residential development with a comparable residential development. The new road layout includes an emergency access that is betterment over the existing situation where the area has only a single access point. The off-road car parking proposed is at an acceptable level. Whereas there is an increase in the number of dwellings, 35 of these are sheltered housing with a low traffic generation. The provision of off-road parking will address problems for bus penetration caused by on road parking. On balance the scheme will improve road safety and the existing highways network can accommodate any increase in traffic generation. (c) Open space provision: The previous application PA 10/00480/A dealt with the open space provision for all three phases 8,9 and 10. The current proposal will entail the loss of open space. However, the majority of the open space provision and compensatory measures are to be provided within phase 10 and the overall provision was considered acceptable when PA 10/00480/A was approved by the Council of Ministers. It was a condition of the approval in principle that within 3 months of the occupation of the last dwelling in phase 9 an area of an existing children's playground should be enhanced and this condition should be replicated if the current application is approved. (d) Affordable housing: Since the proposed housing will be public sector housing for rent the proposal accords with Housing Policy 5. (e) Visual impact: The development has been designed to take account of the character and identity of the area continuing the design and architecture of the Pulrose redevelopment. It would continue the creation

of an interesting new residential environment for this area in keeping with earlier phases. (f) Impact on residential environment: There is sufficient separation between the proposed dwellings and nearby properties to protect the privacy of these exiting dwellings. As for the residential environment the layout of buildings is broadly in line with the siting approved under PA 10/00480/A. Adequate separation between dwellings is provided within the redevelopment scheme. The general layout is acceptable and does not give the impression that the site is being overdeveloped. 9. The report recommends that planning approval should be granted subject to the 10 conditions set out in an attached schedule.

Other Reports / Consultations

10. Highways and Traffic Division: Recommends approval of the application.

Inspector's Assessment and Recommendation

11. The proposed development accords with the residential zoning in the existing adopted development plan. The principle of the scheme was established when planning approval was granted for application PA 10/00480/A. The need for amendments to the scheme has evolved from issues that have emerged in the meantime. Having examined the submitted plans and inspected the site I concur with the planning officer's assessment outlined in paragraph 8 (a) to (f) above. Furthermore, based on his assessment, I am satisfied that the proposal accords with the relevant strategic policies in the loM Strategic Plan 2007 identified in paragraph 7. If approved and implemented, the scheme would complete a crucial phase in the redevelopment of the Upper Pulrose public sector housing estate and would represent a significant step in the creation of an interesting new residential environment for the area.
12. Accordingly, I recommend that planning approval be granted subject to the conditions set out in the schedule attached to the report of the Directorate of Planning and Building Control.

I have the honour to be, Sirs, your obedient servant

G Farrington

Independent Inspector

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