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The planning application seeks approval for a mixed use development comprising of residential dwellings, offices and light industry on land between Clybane Close, the Isle of Man Business Park and Ballacottier School in Braddan. The mix consists of 41 dwellings, 2 office buildings and 7 light industrial/storage and distribution units along with associated roads, sewers and public open space.
The application site (approximately 6 acres) has been the subject of a number of previous planning applications, the most recent of which 03/1237/B granted approval for a residential development of 69 dwellings.
Under Planning Circular 6/91, the Braddan Plan, the application site is designated as part of the Business Park which required an overall master plan to be prepared setting out a mix of uses. The mix of uses suggested includes industrial use, science based industries, high density residential development, landscaping and a secondary school. This master plan was prepared and the majority of the land has now been either developed or set out for development in the form of Clybane Rise, the Horse and Plough public house and the Service Centre. Approval has been subsequently granted for the industrial development of the land between the Business Park and Spring Valley Industrial Estate, and the Ballacottier School has been also been built. The latest draft of the revision of the Braddan Plan discusses the use of this part of the Business Park for residential development as it sits alongside existing residential development and commercial uses may be more difficult to accommodate unless there are significant areas of landscaping and space to separate the two.
In terms of the proposed uses I would suggest that the mix proposed by this current planning application generally accords with planning policy as the proposal includes a significant landscaped earth bank and tree planting to visually and acoustically screen the two elements of the proposal from each other. In terms of the specific detail of the proposed development I would suggest that the scheme is a slight improvement on the previously approved scheme.
There have been a number of representations made to the planning application. The Fire Safety Officer has recommended that the applicant consults them with regards to flat regulations, fire precaution measures, hydrant locations and appliance access. SPMCE have commented but based on their comments it is not clear whether they support or object the planning application. The Disability Access Office has asked the needs of disabled access to be taken into account. Andrew Jessopp objected to the planning application, specifically the residential element, on the grounds that they believe the proposal conflicts with the zoning of the land and to be incompatible with the use of the
Business Park. Douglas Corporation, in their capacity as Drainage Authority, advised that they had no objection to the planning application. The Department of Transport Highways Division considers there to be no adverse traffic impact subject to the imposition of various conditions and notes. Braddan Parish Commissioners have no objection to the planning application. I had a meeting with the Police Architectural Liaison Officer, Mike Radcliffe, regarding the proposed development and he subsequently made representations to the planning application. He indicated a preference for residential dwellings 21 – 30 to be re-orientated to provide surveillance of the car parking and for the use of hostile planting around the earth bank. Heritage Homes, David Humphrey, advised that they were willing to do this and had no objection to any such condition requiring this.
In terms of the Department’s affordable housing policy I would suggest that it is unreasonable to rigidly enforce it as the site already has an extant planning approval. In any event the proposed development contains a number of properties that would qualify for the first time buyers’ scheme.
Overall, I recommend that the planning application be approved.
Recommended Decision: Permitted
Date of Recommendation: 07.11.2005
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 drawing no.s: 00 date stamped the 2nd September 2005; 2296.124 date stamped the 2nd September 2005; 2296.15 rev. A date stamped the 2nd September 2005; 2296.26 date stamped the 2nd September 2005; 2296.9 date stamped the 2nd September 2005; 230701 date stamped the 2nd September 2005; 230702 date stamped the 2nd September 2005; 230802 date stamped the 2nd September 2005; 230902 date stamped the 2nd September 2005; SH/A1(G)&FT3/01 date stamped the 2nd September 2005; SH/A1(G)&FT3/02 date stamped the 2nd September 2005; SH/A1(G)&FT3/03 date stamped the 2nd September 2005; SH/H(a)/01 date stamped the 2nd September 2005; SH/MA/01 rev. A date stamped the 2nd September 2005; 2197_APL_125 date stamped the 2nd September 2005; 2197_APL_127 rev. A date stamped the 2nd September 2005; and
2296_A_PL_100 rev. A date stamped the 2nd September 2005.
C 3.
Prior to the commencement of development a landscaping scheme for the development must be submitted to and agreed by the Planning Authority. This scheme must specifically include details of the finished levels of the earth bank along its length, the planting on and around the earth bank, and the use of hostile planting so as to deter unauthorised access and prevent areas from being used as potential hiding places. The earth bank must be constructed and planted in accordance with the agreed scheme prior to the occupation of any of the development created by this approval.
C 4.
With the exception of the construction and planting of the earth bank, which is controlled under condition no. 3, all planting, seeding or turfing comprised in the agreed landscaping scheme must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of any of the development created by this approval. Any trees or plants that 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 or species.
C 5.
Prior to the commencement of development detailed drawings showing the re-orientation of the area and dwellings contained on plots 21 to 30 (inclusive), as shown on drawing no. 2296.15 rev. A date stamped the 2nd September 2005, must be submitted to and agreed by the Planning Authority. Such details must include proposed fencing and bin storage measures.
C 6.
No other works shall be commenced on site until the estate road junction with the adopted highway, including where required visibility splays, has been set out and established to the satisfaction of the Planning Authority in consultation with the Highway Authority.
C 7.
No dwelling shall be occupied until the estate road has been constructed to at least base course level and adequately lit from the junction with the adopted highway up to the access to the dwellings to the satisfaction of the Planning Authority in consultation with the Highway Authority.
C 8.
No dwelling shall be occupied until the parking facilities and vehicular access(es) have/has been completed to the satisfaction of the Planning Authority in consultation with the Highway Authority before being brought into use, and such facilities shall thereafter be so retained.
C 9.
No works shall be commenced on the penultimate dwelling on the application site until the estate road has been completed to the satisfaction of the Planning Authority in consultation with the Highway Authority.
The development must be connected to the main foul sewer.
N 1.
It is recommended that on completion the development becomes a designated Home Zone. Home Zone features at the access point(s) will need to be constructed to the satisfaction of Highway Authority.
N 2.
The applicant/developer is advised that an agreement under Section 4 of the Highways Act 1986 will be required to be entered into between the applicant/developer and the Department of Transport
prior to any work commencing on site. The applicant/developer should make contact with the Network Planning Section, tel: 01624 666682. Failure to enter into an agreement before any work starts on site may result in roads not being adopted, such information will be disclosed on search.
N 3. The applicant/developer will be required to enter into a Section 8 adoption agreement under the Sewerage Act 1999 with Douglas Corporation, in their capacity as Drainage Authority. For further details of this requirement the applicant/developer is advised to contact Douglas Corporation's Drainage Department, tel: 01624 696300.
N 4. The applicant/developer is advised to consult with the Fire Safety Officer with regards to the Fire Precautions (Flats) Regulations 1996, fire precaution measures within the office and industrial units, the position and location of fire hydrants and the access arrangements for fire appliances.
N 5. It is requested that the applicant/developer contact the Department of Local Government and the Environment's Estates and Housing Section to discuss the potential for setting aside some of the dwellings hereby approved as properties eligible for the Department's first time buyers scheme.
Decision Made : ... Committee Meeting Date : ...
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