17 November 2009 · Planning Committee
Field 315097, Poortown Road, Peel, Isle Of Man, IM5 1gq
The application sought full planning permission for 43 dwellings including terraced, semi-detached and detached houses arranged around central open space, with vehicular access via extending Clover Avenue cul-de-sac and a temporary standalone sewage treatment plant due to capacity issues in Peel's mains drainage.
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The Planning Committee refused despite the officer's recommendation for approval, determining the development premature as there was no clear timeframe for public sewerage capacity improvements, makin…
Strategic Policy 11
Requires provision for 6000 dwellings Island-wide 2001-2016. Officer noted West target of 1000 near met (shortfall 54 without windfalls, excess 79 with), but 43 units not gross departure; Committee found premature as West needs largely met.
Housing Policy 3
Distributes housing: West 1000 units. Officer assessed projections (989-1122) with economic factors; Committee determined exceeded, echoing prior refusal R1.
General Policy 2
Permits zoned development if respects site/surroundings, services, amenities etc. Officer found design/layout acceptable with landscaping condition for countryside edge; site zoned residential but drainage/services tipped against.
Environment Policy 42
New development to reflect local character/landscape. Officer praised layout referencing older Peel, terracing around open space; concerns on abrupt countryside interface addressed by condition.
Infrastructure Policy 1
Development only where ultimately connectable to IRIS (except small-scale). Officer confirmed site will connect post-upgrades, temporary plant acceptable interim; Committee concerned no clear timeframe.
Infrastructure Policy 2
Interim drainage details approved pre-commencement. Drainage Division no objection with conditions; Committee found temporary plant inappropriate long-term, flood/unneighbourly location.
Do not oppose (10th July 2009)
No objection subject to conditions (22.07.09)
No objection to principle, though premature and plans confusing
The original application for 43 dwellings with temporary sewage treatment plant was refused by Planning Committee for prematurity (West housing target largely met), lack of IRIS sewerage timeframe, and unneighbourly sewage plant location near school fields prone to flooding. Appellant argued site zoning supports development, housing figures are targets not ceilings under 'Plan, Monitor, Manage' approach, and temporary plant complies with Infrastructure Policies as Peel will ultimately connect to IRIS with Drainage Division no objection. Inspector found prematurity vague with no identified harm, housing targets flexible, and drainage arrangements safe/environmentally acceptable per policy ('ultimately' satisfied). Appeal allowed with conditions including plant removal post-IRIS connection and landscaping; Minister agreed pending s13 legal agreement for 11 affordable units.
Precedent Value
Confirms Isle of Man housing targets are minima to be managed flexibly, not absolute maxima blocking allocated sites; temporary drainage acceptable if 'ultimately' IRIS-connectable with no-objection; future applicants should secure service provider support and highlight affordable housing benefits on zoned land.
Inspector: David Bushby
