7 April 2006 · Governor in Council
Fields 531760 And 531761 Land At Corner Of Ballanard Road And Johnny Watterson Lane, Johnny Watterson Lane, Douglas, Isle Of Man, IM2 6pl
The site is undeveloped open land on the north-western edge of Douglas, bounded by roads to the south and west, and open countryside to the north. This application addresses conditions from the March 2005 outline approval PA 04/00965/B for 147 houses and flats, specifically detailing estate road junctions, landscaping …
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The independent inspector assessed the supplementary details against the prior approval PA 04/00965/B and found them satisfactory.
Estate road junction details
No work other than the installation of services shall be commenced until the estate road junction with the adopted highway, including sight lines and pedestrian crossing facilities, are set out to the satisfaction of the planning authority after consultation with the highway authority.
Drainage details
No development shall commence until details of flow calculations for both surface and foul water and longitudinal sections for all proposed drainage runs for foul and surface drainage have been approved.
Satisfied with highway and drainage details subject to conditions; landscaping details including tree survey and sod banks satisfactory; external finishes result in pleasing and appropriate buildings sitting comfortably in landscape.
No adverse impact subject to condition requiring estate road junction, sight lines, and pedestrian crossing facilities before work commences.
Scheme acceptable subject to further details showing flow calculations and sections of drainage runs.
DOT Highways has no objection subject to a condition ensuring the estate road junction and pedestrian facilities are set out to the satisfaction of authorities before works commence.
Department of Transport Highways Division
Conditional No ObjectionNo adverse traffic impacts subject to the imposition of the following condition(s); In the interests of road safety.
Conditions requested: No work other than the installation of services shall be commenced until the estate road junction with the adopted highway and pedestrian crossing facilities, including sight lines are set out the satisfaction of the planning authority after consultation with the highway authority.
Borough of Douglas Drainage Department
Conditional No Objectionapproved in principle; further details must be submitted as follows for approval
Conditions requested: Flow calculations for both surface and foul water; Longitudinal sections for all proposed drainage runs both foul and surface
Planning permission PA 04/965 was granted in March 2005 for a mixed housing development of 147 houses and flats on undeveloped land at the corner of Johnny Watterson’s Lane and Ballanard Road, Douglas. This supplementary application PA 05/2110 addressed reserved matters required by conditions 3 (junction design), 9 (landscaping), 11 (drainage), and 12 (external finishes). The applicant (Department of Local Government and the Environment) submitted details deemed satisfactory by relevant departments, with consultations from Highways and Drainage Divisions indicating acceptability subject to conditions. The inspector assessed landscaping as meeting high standards for the edge-of-town development, external finishes as providing a pleasing mix, and highway/drainage details as satisfactory with further conditioning. The inspector recommended approval of the details subject to attached conditions.
Precedent Value
This reserved matters approval demonstrates that detailed, high-quality landscaping and varied finishes can secure approval for urban edge housing extensions into countryside. Future applicants should prioritise comprehensive submissions addressing condition requirements and secure departmental consultations early.
Inspector: Andrew D Kirby
