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The application seeks approval for the layout of three plots, roads and sewers for residential development within the existing Carrick Park Estate in Sulby, Lezayre.
Lezayre Parish Commissioners and a number of third parties have objected to the planning application. In summary the Commissioners are concerned about the flooding of the application site and the third parties are concerned about overlooking, loss of privacy, drainage, parking provision and a number of civil matters. The Department of Transport Highways Division consider there to be no adverse traffic impact from the proposal and after discussions with applicant the Department of Transport Drainage Division have no objections to the proposal subject to the imposition of conditions.
In terms of planning policy the site is within an area zoned as being predominantly residential use. As such I would suggest that suitability of the proposed development is dependant on whether the residential use of the proposed density and the actual layout is acceptable within the location. Having examined the submitted drawings I am satisfied that a reasonable sized dwelling can be positioned on each of the three plots without causing an unacceptable detrimental harm to the existing surrounding properties. Although not something to be conditioned through this approval I would suggest that any development should include screen planting on appropriate boundaries between properties. Accordingly, I recommend that the planning application be approved.
Recommended Decision: Permitted Date of Recommendation: 15.08.2005
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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 drawing no. 05/90/2(B) date stamped the 6th April 2005.
C 3. The development must be connected to the public sewers in a manner acceptable to the Department of Transport Drainage Division.
C 4. There must be no discharge of surface water (directly or indirectly) from the development to any foul drainage system(s).
C 5. Prior to the commencement of any development full construction drawings, method statement and risk assessment for the diversion of the public sewers must be submitted and agreed by the Planning Authority in consultation with the Department of Transport Drainage Division.
C 6. The finished floor level of the dwellings on the application site must be set at a minimum of 15.90 AOD.
C 7. The dwelling must bungalow in form, which may include accommodation in the roofspace and the use of dormer windows where appropriate.
N 1. The applicant/developer is advised with regards to condition no. 3 that the connection will need to be on terms and conditions agreed with the Department of Transport Drainage Division and that all drainage works will be required to conform to the requirements of the Department of Transport's "Manx Sewers for Adoption" and all necessary inspections/surveys [including CCTV] are to be carried out at the developer's expense. Communications fees will be payable to the Department of Transport in respect of these drainage connections.
N 2. The applicant/developer is advised that it is a legal requirement under the Sewerage Act 1999 that the Department of Transport (as the drainage authority) be advised, in advance, of the date of the connection of each dwelling to the public sewer(s). It is recommended that the Drainage Division are contacted prior to work commencing on site.
N 3. The applicant/developer is advised that should they require the proposed sewers and associated drainage works to be adopted the Department of Transport Drainage Division recommends that the applicant/developer enter into an adoption agreement with the Drainage Division prior to work commencing on site, in accordance with section 8 of the Sewerage Act 1999. Full details of the information required for this are listed within Part 1 of Manx Sewers for Adoption - 'Aid to making a sewer adoption submission'.
N 4. For water connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the Isle of Man Water Authority Planning and Projects Section, telephone 695958.
N 5.
The applicant/developer is recommended to consult with the Fire Service with regard to the provision and location of fire hydrants and access for fire appliances to the development.
Decision Made : ... Committee Meeting Date : ...
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