4 February 2021 · Planning Committee (decision notice issued by Director of Planning and Building Control following Section 13 agreement; presented by Miss S E Corlett)
1, Westhill Avenue, Castletown, Isle Of Man, IM9 1hu
The proposal involves the complete redevelopment of a 101-dwelling public sector estate at School Hill/Westhill Estate, Castletown, replacing it with 133 new dwellings including a mix of bungalows, apartments and houses (23 two-bed bungalows, 2 three-bed accessible apartments, 24 two-bed apartments, 50 two-bed houses, …
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The officer assessed the proposal against key policies including GP2, SP5, SP12, HP18, RDG for visual impact, finding the modern design with consistent materials (render, slate-like roofs, fibre cemen…
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; not adversely affect character, amenity, highways, services. Officer found proposal complies via modern cohesive design, 20m separations, parking/cycle provision, tree retention.
Spatial Policy 5
New development to positively contribute to environment, supported by Design Statement. Modern energy-efficient homes with consistent palette improve existing estate.
Strategic Policy 12
Favourable to improving existing housing stock. Redevelopment upgrades substandard estate.
Housing Policy 5
25% affordable in schemes of 8+ dwellings on residential land. 8 first-time buyer units from net +32 complies.
Housing Policy 18
Loss of fit housing not approved without replacement. 101 existing public sector homes replaced by 133.
Recreation Policy 3
New residential of 10+ dwellings to provide amenity space per Appendix 6. 2,682sqm for +32 dwellings exceeds 2,432sqm req.
Transport Policy 2
Provision for bus/ped/cycle routes linking existing. Pedestrian/cycle links enhanced.
Transport Policy 4
Highways to accommodate generated traffic safely. Improvements agreed with Highways.
Transport Policy 7
Parking per standards. 265 spaces + garages provided.
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.
Boundary treatment approval
Prior to the commencement of any works in respect of the construction of the new houses, a further drawing must be submitted to and approved by the Department which shows the boundary treatment of all of the properties with no fencing or walling above 1m in front of any building and lower fencing or planting where side and rear gardens abut a highway or pedestrian route. The development must be undertaken in accordance with the approved details. Reason: to ensure that the boundary treatment is appropriate for the character and appearance of the estate including pedestrian routes through the development.
Restriction on permitted development fencing
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. Reason: to retain a pleasant and open estate as shown in the submitted plans.
Tree protection plan
No site clearance, preparatory work or development shall take place until a scheme for the protection of the retained trees (a tree protection plan) is prepared in accordance with the recommendations of British Standard BS 5837:2012 (Trees in relation to Design, Demolition and Construction - Recommendations) and approved in writing by the Department and the development must be undertaken in accordance with these details. Reason: to ensure that the proposed tree retention is practicable and implemented.
Implementation of tree protection
No development may be commenced nor any equipment, machinery or materials brought onto the site for the purposes of the development hereby approved, until the protective measures set out in condition 4 above are fully implemented. The protective measures shall remain in place until the development is complete unless otherwise approved by the Department. Reason: to ensure that the retained trees are adequately protected throughout the construction period.
Cycle parking scheme
Prior to the construction of any dwellings, a scheme which demonstrates how cycle parking is to be provided in accordance with the standards given in Manual for Manx Roads and when provided in accordance with the approved details, must be retained for such purposes thereafter. Reason: to support active travel and sustainable transport.
Car parking provision
Prior to the occupation of any dwelling, the respective car parking must be provided as shown in the approved plans must be provided and thereafter retained for such purposes. Reason: to accord with the Strategic Plan.
Traffic calming measures
Prior to the commencement of any building work associated with the approved development, the applicant must have approved by the Department a plan which shows traffic calming measures which will enable the development to be safely occupied and used by pedestrians and vehicles alike including the timing of the provision of such measures and the development must be undertaken in accordance with these details. Reason: in the interests of highway safety.
Acceptable subject to conditions on parking, cycle parking and construction management; visibility improved, minimal external highway impact
Afforded Interested Person Status (no substantive comments detailed)
Highway Services provided detailed comments and recommended no objection subject to conditions and agreements; DEFA Arboricultural Officer requested tree protection conditions; Manx Utilities had no objection subject to drainage conditions; DOI Housing requested a Section 13 Agreement for affordable housing.
Key concern: Vehicular access obstruction for adjacent properties at 115/117 Malew Street
Highway Services Division
Conditional No ObjectionRecommendation: DNOC; The developer would need to enter into Section 4 and Section 109A Highway Agreements.; Due to the scale of the development the developer would need to provide a Construction Management Plan (CMP)
Conditions requested: Prior to occupation of each dwelling, the respective car parking shall be constructed as indicated on the approved plans and shall remain as approved for the duration of occupation of the development.; Prior to occupation of the first dwelling the developer shall include details of proposals for cycle parking. The cycle parking shall be provided prior to occupation of the relevant dwelling.; Prior to the commencement of any construction work including site clearance a Construction Management Plan (CMP) shall be provided for approval and approved. The approved CMP shall be adhered to for the duration of the construction period.
DEFA Arboricultural Officer
Conditional No ObjectionI’d be happy if you want to condition this but it may require 2 conditions; To ensure these trees receive adequate protection during the construction phase it would be prudent to have a tree protection plan
Conditions requested: No site clearance, preparatory work or development shall take place until a scheme for the protection of the retained trees (a tree protection plan) is prepared in accordance with the recommendations of British Standard BS5837:2012 (Trees in relation to Design, Demolition and Construction -Recommendations) and agreed in writing by the Department.; No development may be commenced nor any equipment, machinery or materials be brought onto the site for the purposes of the development until the protective measures set out in condition 1 above are fully implemented. The protective measures shall remain in place until the development is complete.
Manx Utilities
Conditional No ObjectionManx Utilities Authority has assessed the above planning application and would like to advise you that the Authority has no objection to the application subject to the following condition/s; The applicant is advised that a private foul drain crosses the development from the Buchan School, unless otherwise agreed with the owner this drain must be identified, remain in place and fully protected during all construction works.
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s); The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to Manx Utilities. All drainage works must conform to the requirements of "Manx Sewers for Adoption"; 133 x £1500.00 communication fees will be payable to Manx Utilities Authority in respect each property being connected; If the applicant wishes for the drainage infrastructure to be publically adopted by Manx Utilities a Section 8 adoption agreement will be required
DOI Public Estates and Housing Division
Conditional No ObjectionWe refer to the aforementioned application, and we can confirm that we have looked at the detail of the application and have considered the provision of a 25% Affordable Housing requirement.; Accordingly, the Department would request that consideration be given by the Planning Committee to include a requirement, in respect of any approval granted for this site, for the applicant to enter into a Section 13 Agreement
Conditions requested: Requirement for the applicant to enter into a Section 13 Agreement with the Department to provide Affordable Housing for sale, based upon the usual calculation of 25% of the number of additional units approved within the application, in this case 10 units.
