2 August 2021 · Planning Committee
Dale Nurseries, Oatlands Road, Andreas, Isle Of Man, IM7 4er
The proposal involves demolishing disused greenhouses on the former Dale Nurseries site and developing a mix of 27 dwellings including bungalows, semi-detached houses, terraced houses, and detached properties on a 1.2 hectare site partially zoned for residential use.
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The officer concluded the proposal complies with relevant policies in the Isle of Man Strategic Plan 2016, IOM Development Plan 1982, and Residential Design Guide 2019.
Strategic Policy 1
Requires optimising previously developed land, efficient site use with access/landscaping/open space, and location using existing infrastructure. Officer assessed site as partially brownfield (former nurseries), near services/school/POS in service village, fitting sustainable objectives.
Strategic Policy 3 - To respect the character of our towns and villages
Identifies Andreas as Service Village for housing to meet local needs/broaden choice. Officer noted 770 dwellings needed in North 2011-2026, proposal at 22dph fits medium density range.
Environment Policy 1
Protects countryside outside settlements. Western site not designated but accepted as previously developed land exception under GP3.
Environment Policy 10
Requires flood risk assessment/mitigation. FRA and SuDS detention basin provided/conditioned for 1-in-100 year event.
Environment Policy 13
No unacceptable flood risk on/off-site. Basin reduces runoff vs existing/prior approval; existing village issues not worsened.
Environment Policy 42
Design to reflect local character, no inappropriate backland/loss of green space. High-quality layout fits bungalow streetscene.
General Policy 2
Development per zoning if respects site/surroundings (siting/layout/scale/design/landscaping), no adverse amenity/highway/flood impacts. Tested against visual/neighbour amenity (acceptable), highway (splays met), drainage (SuDS).
General Policy 3
Exceptions to no development outside zoning include previously developed land where redevelopment improves landscape/environment. Western nursery site qualifies (redundant greenhouses in disrepair); improves blight despite more dwellings.
Housing Policy 4
New housing in villages/service villages. Fits Andreas as service village.
Housing Policy 5
25% affordable for 8+ dwellings. 5 on-site + commuted sum (£110k for 1.75 shortfall) via Section 13 accepted by DOI.
Transport Policy 1
Locate near public transport. Site near bus route/shops/school.
Transport Policy 4
Highways to accommodate traffic safely. Swept paths/visibility acceptable.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Pedestrian needs equal weight. Paths/junction table provided.
Transport Policy 7
Parking per standards. 2 spaces/unit met.
Recreation Policy 3
POS for 10+ dwellings per Appendix 6. 2089sqm vs 2112sqm required; near existing sports/play areas.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Parking and turning
Each dwelling hereby approved shall not be occupied until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the dwelling and shall remain free of obstruction for such use at all times.
Landscaping scheme
No development shall take place until a further landscaping plan of soft landscaping works surrounding the substation have been submitted to and approved in writing by Department and these works shall be carried out as approved. Details of the soft landscaping works include additional planting/tree planting as already shown on drawing 02 REV L but additional planting in and around the Public Open Space Area and to the frontage/entrance of the site. This shall include full details of all trees to be planted, including a) their quantity, location (or density), species (botanical names), size at date of planting; b) the approximate date when they are to be planted; and c) how they will be maintained until successfully established. All remaining planting shall be carried out in accordance the approved details in the first planting and seeding seasons following the first occupation of each dwelling permitted. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
Public open space timetable
Prior to the commencement of development a 'Timetable Scheme' for the provision of the Public Open Space areas as shown on drawing 002 REV L is to be submitted to and approved by the Department which gives a timetable of when all the Public Open Space will be completed and all made available for recreational use before the occupation of the last dwelling. Development shall be carried out in accordance with the agreed timetable.
Road and footway construction
Prior to the occupation of any dwelling, the road and footway/footpath between the highway and that dwelling shall be constructed to at least base course level.
General landscaping maintenance
All planting, seeding or turfing not included within the areas of public open space (mentioned within Conditions 3 & 4) comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Access visibility splays
Prior to the commencement of the development (including demolition) the proposed new access is to be installed (required to be completed prior to first dwelling being occupied) with visibility splays of 2.4m x 70m in both directions and thereafter kept permanently clear of any obstruction exceeding 1.05m in height above adjoining carriageway level. This also requires no obstruction (i.e. any vegetation, trees, fences, gates, walls, sheds, greenhouses, play equipment, and any other structures) exceeding 1.05m in height above adjoining carriageway level within the front garden of the dwelling on Plot 3.
Forward enclosures restriction
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of any dwelling house forward of any wall of that dwelling house which fronts onto a highway, without the prior written approval of the Department.
Drainage detention basin
Prior to the commencement of any development additional information shall be submitted in writing and approved by the Department to demonstrate that the drain detention basin design accords with industry practice e.g. CIRIA SuDS Manual - Design Assessment Checklist: Infiltration / Detention Basin. The Detention Basin and associated drainage scheme approved under these details and shown on drawing 002 REV L and 100 REV A are required to be in place before the occupation of the first dwelling and shall be retained and maintained thereafter.
Tree protection
The protection measures and construction methods detailed in the Tree Survey and Report prepared by Manx Roots submitted in support of the application shall be adhered to in full, subject to the pre-arranged supervision detailed in (Section 1 of the Arboriculture Method Statement), by a suitably qualified and pre-appointed tree specialist. No retained tree shall be cut down, uprooted, or wilfully destroyed during the development phase and thereafter within 5 years from the completion date, other than in accordance with the approved plans and particulars or as may be permitted by prior approval in writing from the Department. This condition may only be fully discharged on completion of the development subject to satisfactory written evidence of contemporaneous supervision and monitoring of the tree protection throughout construction by a suitably qualified and pre-appointed tree specialist.
No objection subject to conditions for layout, visibility splays 2.4x70m, bicycle parking, and highway agreements
Request Section 13 for 25% affordable (5 on-site + commuted sum for shortfall acceptable)
No objection subject to no foul discharge, connection to public sewer, attenuation required, no adoption of basin
No objection subject to tree protection condition and additional replanting
No objection providing works per method statements
No statutory consultees provide a clear no objection; Flood Management Division is generally satisfied but requests SuDS design verification; DEFA Fisheries requests information and site visit without final position; DEFA Forestry requests tree protection and replanting conditions; Andreas Parish Commissioners object due to drainage and maintenance concerns.
Key concern: exacerbation of existing flooding and drainage capacity issues in Andreas village
Flood Management Division
Conditional No Objectionwhilst we are generally satisfied that internal floor levels are appropriate and there will be no detriment off-site, the SuDS drainage must function correctly; request further information to demonstrate that the design accords with industry practice e.g. CIRIA SuDS Manual
Conditions requested: Further information to demonstrate that the design accords with industry practice e.g. CIRIA SuDS Manual - Design Assessment Checklist: Infiltration / Detention Basin
DEFA Inland Fisheries
No CommentTo further assess this application and the potential impact to the nearby watercourse, you are requested to complete the attached ‘Development within 9 Metres of a Watercourse’ form; DEFA Fisheries have not heard back from you or received your 9 metre form
Conditions requested: Complete ‘Development within 9 Metres of a Watercourse’ form; Site visit to discuss proposed development
DEFA Forestry
Conditional No ObjectionThe tree protection plan...will afford the trees adequate protection and I recommend you add a condition; due to the potential loss of canopy cover, replanting should be considered
Conditions requested: The protection measures and construction methods detailed in the Tree Survey and Report prepared by Manx Roots shall be adhered to in full; No works until Department approves full details of all trees to be planted including quantity, location, species, size, planting date and maintenance
Andreas Parish Commissioners
Objectionunable to support this until such time as the following issues have been suitably addressed; any additional maintenance...should not be borne by the rate payers; parking allocation...will not be adequate and will restrict access for Service vehicles
Conditions requested: Rectify existing drainage issues before support; Additional overspill parking utilising grassed areas
Andreas Parish Commissioners
Objectionnot convinced that the proposed detention basin...will be ‘fit for purpose’; will not undertake any adoption commitment at this time; lack of pavements and road width within this development will cause problematic access
Ecosystem Policy Officer
Conditional No ObjectionBoth of these plants are listed on Schedule 8 Part II of the Wildlife Act 1990; there will be a net loss for biodiversity on site...request that additional native tree planting be incorporated
Conditions requested: Remove Griselinia littoralis, cotoneaster sp., Buddleia, Fuchsia, Escallonia macrantha, Hebe wiri image from planting lists; Additional native tree planting particularly on western edge; Replace with Isle of Man native species especially for boundary and Manx sod hedges
