24 July 2009 · Planning Committee
Land Adjacent To Vicarage Road And Opposite Horse And Plough Pub, Isle Of Man Business Park, Douglas, Isle Of Man, IM2 2qx
The site is part of a larger approved residential development at Ballacottier within the Isle of Man Business Park, where the principle of residential use is established by prior approvals including PA 05/01686/B for 41 dwellings plus commercial units.
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The principle of residential development is established by extant approvals (03/01237/B, 05/01686/B, 06/00511/B) and the site's designation for high density residential use under the Braddan Parish Lo…
General Policy 2
Requires development in accordance with zoning and Area Plan, respecting site/surroundings in siting/layout/scale/design/landscaping, without adverse impacts on amenity, highways, drainage, etc. Officer assessed proposal complies as it respects surroundings, provides satisfactory amenity/standards/access/parking, no unacceptable highway impact, and sits comfortably in site/adjacent development.
Housing Policy 4
New housing primarily in towns/villages or sustainable urban extensions identified in Area Plans. Site is within approved urban extension (prior masterplan designation for high density residential), so principle established.
Housing Policy 5
Requires 25% affordable housing in residential-zoned developments of 8+ dwellings. Proposal meets requirement; overall site provision (17/67) complies, confirmed by Estates and Housing.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawing no.s 200 rev. N, 2296_APL_202, 2296_APL_203, 2296_APL_204, 2296_APL_205, 2296.15.landscaping, 2296.15d rev. I and 2296.25d date stamped the 13th February 2009.
Estate road junction
No other works shall be commenced on site until the estate road junction with the adopted highway, including, where required, visibility splays, has been set out and established to the satisfaction of the Planning Authority.
Estate road construction
No dwelling shall be occupied until the estate road has been constructed to at least base course level and adequately lit from the junction with the adopted highway up to the access to the dwellings to the satisfaction of the Planning Authority.
Parking and access
No dwelling shall be occupied until the parking facilities and vehicular access(es) has/have been completed to the satisfaction of the Planning Authority before being brought into use, and such facilities shall thereafter be so retained.
Surface water drainage
There must be no discharge of surface water to the main foul sewer.
No objection subject to conditions (no surface water to foul sewer)
no objection
Proposals meet Department's requirements for affordable housing (17 out of 67 overall complies with 25% requirement); prefer 2 bed houses over flats but proposal complies
Braddan Parish Commissioners objected to the application citing over-intensive development and lack of school impact assessment. Douglas Borough Council (acting as drainage agent) initially objected due to insufficient sewer capacity but later withdrew the objection subject to no surface water discharge to foul sewers.
Key concern: insufficient capacity to accommodate the foul flows for a further 23 dwellings
Braddan Parish Commissioners
ObjectionReplacement of 9 previously approved dwellings with 16 dwellings - Land adjacent to Vicarage Road and opposite Horse and Plough. As above; The plan was an over intensive use of the area with a reduction in open space. There is no impact assessment on Ballacottier School, and no opportunities for the buildings, aimed at first time buyers, to be extended.
Douglas Borough Council
ObjectionOBJECTS to the above application as follows: Objection: Due to the impact of increased flows into the downstream drainage network.
Douglas Borough Council
ObjectionCurrently there is insufficient capacity to accommodate the foul flows for a further 23 dwellings. Our stance is to OBJECT to the 3 PA's, until such time as the downstream capacity issues have been addressed.
Douglas Borough Council
Conditional No ObjectionDouglas Borough Council has NO OBJECTION IN PRINCIPLE subject to:- There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.; A communication fee will be payable to the Department of Transport in respect of this drainage connection, for each dwelling.; Appropriate measures must be taken by the developer/occupier of the premises to ensure compliance with the legislation.
