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Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the development of a residential estate with play space as shown in the following drawings: 2296/01 received on 5th September, 2003 2296.2c received on 11th February, 2004 1540/200C received on 11th February, 2004 1540/201 received on 5th September, 2003 1540/202 received on 5th September, 2003 1540/203 received on 5th September, 2003 GB 4G3 received on 11th February, 2004 GB 3H (1) received on 11th February, 2004 GB 4H (2) received on 11th February, 2004 BG 4H (3) received on 11th February, 2004 SH/GA(6)/01A received on 5th September, 2003 SH/GA(6)/02A received on 5th September, 2003 SH/GB4G3/01A received on 5th September, 2003 SH/GB3G3/02A received on 5th September, 2003 SH/H(Ta)/01 received on 5th September, 2003 and SH/MA/01A received on 5th September, 2003
C 3. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. 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.
C 4. The proposed development must be connected to the main foul sewer.
NOTE: A Drainage Connection Fee will be payable to the Drainage Authority on this development
C 5.
Braddan Local Plan
The site represents around 6 acres of land situated between Clybane Rise and the Horse and Plough Public House in the Business Park in the western part of Braddan, off Vicarage Road. The site was designated as part of the Business Park in the 1991 Braddan Plan where a Master Plan was to be prepared involving a mix of uses including industrial use, science-based industries, high density residential development, landscaping and secondary school of approximately 16 acres. The Master Plan was prepared and most of the land has been either developed or set out for development in the form of Clybane Rise, the Horse and Plough and service centre. Recently permission has been granted for the industrial development of the land between the Business Park and Spring Valley Industrial Estate (PAs 01/0110 and 01110) which was indicated on the 1991 Plan as being suitable for the school, which was built as a primary school at the top end of the site.
The revision of the Braddan Plan suggests that this land, whilst part of the Business Park would be better used for residential development as the land sits alongside existing residential development and where larger more dominant buildings would be more difficult to accommodate without adversely affecting the amenities of the residents of Clybane Rise. Also, the take up of Business Park land has been slow and there is more need for residential development than Business Park uses. The plan suggests that the site should accommodate development "where this continues the general form and density of that immediately to the east. Development proposals for the site must include provisions for children's play and a pedestrian footpath link between the housing at Clybane and the Business Park" (proposal B/RES/PR/27). The description of the site and acceptable development at paragraph 4.114 states "The site represents approximately 6 acres and if developed at a density similar to that of the adjacent Clybane Rise, would accommodate 40 dwellings with public open space and a footpath link." Of course, adjacent to the site as well as the semi-detached houses at Clybane Rise are the apartments the inclusion of which in the new development would increase the density of development.
Proposed here is the residential development of the site for 69 dwellings. These are 21 detached houses, 16 semi-detached houses and 20 in the form of two terraces and finally two blocks of 6 apartments each. Public Open Space is provided as an extension of the existing playground between Clybane Manor and Clybane Rise. The scheme has been amended (see drawing 2296.2c) to take account of the comments and concerns of the Architectural Liaison Officer, Braddan Commissioners, the Department of Transport Highways and Traffic Division and myself and the amended scheme takes account of and addresses satisfactorily all of the concerns which have been raised.
The remaining objection comes from Clybane Rise where the concern relates to the density of development and the proposed cutting back to the sod bank which runs between the site and the existing housing. The bank, I think belongs to the Commissioners or possibly Heritage Homes. The proposal involves 69 dwellings some of which are lower in density than Clybane Rise and others higher, but none is higher than the net density of the existing apartments. The development proposed is a mixed bag of house types including some which will be made available as affordable housing by the Commissioners. The layout is now attractive and interesting and should complement both the Business Park and Clybane.
Recommended Decision : Permitted
No dwelling may be occupied until such times as there has been approved by the Planning Committee and installed to its satisfaction a scheme of lighting including the lighting of the footpaths within the site such that the same are safe and do not cause a nuisance to residents living alongside.
No dwelling may be occupied until such times as there has been submitted to and approved by the Planning Committee a scheme of landscaping for the bank separating the development from the dwellings in Clybane Rise, indicating the type of bushes and trees to be planted. Whilst consideration needs to be paid to crime prevention the planting should be such as to be attractive and complementary to the residential development alongside.
Prior to the commencement of work on the semi-detached dwellings, the application must have submitted to and have approved by the Planning Committee alternative and more interesting elevations (front and rear) of these properties including the use of facing brickwork and decorative features.
The applicant is encouraged to discuss with the Department of Transport the provision of a controlled crossing (puffin or pelican) rather than simply the zebra crossing between the site and the Horse and Plough car park.
Decision Made : ... Committee Meeting Date : ...
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