Loading document...
Application No.: 05/92421/B Case Officer : Miss S E Corlett ### Consultations {{table:122110}} {{table:122111}} {{table:122112}} {{table:122116}} {{table:122117}} {{table:122118}} {{table:122119}} ### Private representations {{table:122120}} {{table:122121}} {{table:122122}} {{table:122123}} {{table:122124}} {{table:122125}} {{table:122113}} {{table:122114}} {{table:122115}} ### Planning Applicant: Hartford Homes Proposal: Residential development comprising 12 detached dwellings, estate layout and drainage Site Address: Vacant Land At Bradda View Ballakillowey Colby Isle Of Man **
| Longridge The Chase Ballakilloway Colby | Loss of wildlife, security lights loss of privacy, infringement of human rights. |
| 7 Bradda View Ballakilloway Colby Isle Of Man | Density and style, disability provisions / health and safety aspects, provision for utilities, provisions for drainage |
| 17 Bradda View Ballakilloway Colby Isle Of Man | Consider the number of units proposed is not in keeping with the neighbouring developments. The overall appearance would be poor due to the wedge shaped plots with small road frontages. |
| 18 Bradda View Ballakilloway Colby Isle Of Man | Out of character Insufficient parking |
| 8 Bradda View Ballakilloway Colby Isle Of Man | Out of character |
| 11 Bradda View Ballakilloway Colby Isle Of Man | Density, Style, Access, Traffic, Parking. |
| 10 Bradda View Ballakilloway Colby Isle Of Man | Density, Style |
| Longridge The Chase Ballakilloway Rushen | Protection of natural wildlife / vegetation. Windows would be facing property, increase in traffic. |
| Craigellachie 12 Bradda View Ballakilloway Isle Of Man | OBJECT |
The site represents a piece of vacant land which sits between Bradda View, Ballakeyll and Odin's Way within the estate know generally as Ballakilloway.
The site is included within the Arbory and East Rushen Local Plan as "Residential". The accompanying Written Statement recommended that "the density and style of development shall be in keeping with existing residential development adjoining the site" (paragraph 15.9).
Planning permission was sought under PA 04/2344 for the principle of the development of this land. The plans submitted 11 plots. The decision issued imparts no permission for the 11 plots and draws attention to the Arbory and East Rushen Local Plan and the reference to the style and density of adjoining plots. The Planning officer indicated in her report that she did not feel that the 11 plots would comply with the development brief and thus granted no approval to the layout shown.
Subsequent to this PA 05/1713 proposed the development of 16 dwellings and associated drainage. This density was notably higher than that of the surrounding residential development which is on average 8.2 dwellings per hectare compared with 16 proposed. Whilst the latter is not particularly high density (just over 6 dwellings per acre), it is considerably higher than that around it although the density of development within Ballakillowey varies considerably from semi-detached houses to spacious detached properties. The development did not preserve all trees on site: at least 13 trees were to be removed, mostly at the north western end alongside an established group and two at the south eastern end. One tree in the former group was shown as being retained but is very close to one of the proposed houses.
None of the proposed properties were closer than 20m to existing houses except for that on plot 10 which backs onto the side of 17 Odin's Way which would appear to have windows in the side facing this property.
Four house types were proposed from a 4 bedroom with integral garage (type C) to a five bedroom with attached double garage with accommodation above.
The Planning Officer's concerns regarding density, compliance with the plan and other matters were brought to the attention of the applicant who subsequently withdrew the application.
Now proposed is the layout of 12 plots with three different house-types, all detached. Access is via an extension to Bradda View from the bottom of the Sloc. The houses are generally smaller than those immediately alongside the site (Bradda View) although there are some in Ballakeyli and Odin's way which are smaller and within smaller plots. Access is maintained between two of the plots, to the electricity substation to the east of the site. The new houses are only back to back with existing property in the case of plot 8 which backs onto 7, Ballakeyli but is 21m therefrom. The house on plot 7 backs onto the side of 17, Odin's Way, although there are existing established trees between the two properties.
The house types are shallow-pitched (28 30 and 33 degrees) two storey properties of a modern style.
All the peripheral trees are to be retained. A small number will be removed to make way for the access and some within the site (plots 2, 3 and 8).
The applicant has provided an explanatory submission to explain that the overall density is low: the overall density of 3.6 per acre increases to 3.74 with the development. The site is around 1ha in size (2.48 acres) and will accommodate 12 dwellings. This density (4.8 per acre) is low in relative terms albeit higher than some parts of the adjacent residential area.
The applicant has addressed the concept of affordable housing and states what is clear from the application, that the proposed development would need to be much higher in density than is proposed and much higher than the surrounding development in order to be able to provide housing at an affordable level.
There are objections from Rushen Parish Commissioners who are concerned at the density and the narrowness of the service road.
Neighbours of the site also object on these grounds and also in respect of the loss of trees and habitat, the proximity of the drainage channel, the drainage of surface water
to these ditches, the lack of adequate width roadways within the site and inadequate turning facilities.
Disability Access Officer recommends the inclusion of facilities for disabled persons
Department of Transport Drainage Division raise no objection subject to the inclusion of conditions and notes regarding drainage and point out that some parts of the system will remain private and will not be adopted by the Department of Transport.
Isle of Man Water Authority raise no objection subject to the inclusion of notes regarding water supply (Standard note 1).
Fire Prevention Officer raises no objection subject to notes regarding fire safety, hydrants and access for emergency vehicles.
There is a note from the Environmental Protection Unit regarding the need to obtain a licence to discharge under the Water Pollution Act in order to provide for an overflow to surface waters from the sewage pumping station.
Department of Transport Highways and Traffic Division raise no objection subject to the inclusion of conditions regarding the length of the private driveways and recommend that the area will become a Home Zone on completion with the associated features.
The site is designated for development and clearly there is no objection to the principle of development. The outstanding issues are whether the type of development and density are in accordance with the provisions of the local plan and more generally are acceptable and whether the site can be satisfactorily serviced through existing or proposed infrastructure.
The relevant authorities (Department of Transport) raise no objection to the development in terms of the road and sewerage and surface water network. Whilst there are objections to the proposed drainage of surface water through surface water drains and ditches. This was addressed in the previous application where the Drainage Authority gave specific advice regarding the disposal of surface water (see letter dated 19th October, 2005). This advised that the soakaways will, subject to successful percolation tests, retain the field's natural drainage state - ie. returning any rainwater back into the ground. They also note that the use of soakaways will not increase the flow of water in the ditch. They are satisfied that this will work and will not cause problems for those living alongside the ditch.
Department of Transport Highways and Traffic Division raise no objection and are content that the private driveways and access work in accordance with their requirements.
Whilst the density of development is higher than some of that immediately alongside the site, the distance between properties is generally the same as or more than that of the surrounding development and the site coverage of each plot is generally less than that of the surrounding plots as some of the existing properties tend to have relative large footprints. I do not feel that the development will have an unacceptable impact on the streetsceene: the site is at the end of a cul de sac and is not generally seen other than as a private cul de sac within a varied residential estate. I do not feel that the
development will have an adverse impact on any existing residential properties: there is 20m separating number 7, Ballakeyll and the nearest plot and the properties do not back onto any other existing dwelling.
In summary, I do not feel that the development is unacceptable.
I would recommend that Rushen Commissioners and Department of Transport as statutory consultees should be afforded party status. Similarly, Fire Prevention Officer, Disability Access Officer, Isle of Man Water Authority and Environmental Protection Unit should be afforded party status as these are statutory agencies.
The following properties are, I would suggest, close enough to the site to warrant party status being afforded to their occupants: 7, Ballakeyll, Woodlands, Greenacres, 2, 4, 7, 8, 9, 10, 11, 12, 13, 15, 17, 18 Bradda View, Longridge, are all either alongside the site or alongside the access or drainage serving the site and should be afforded party status in this instance.
The resident of Port Soderick is not directly affected by the proposal and should not be afforded status in this instance
Decision Recommended by the Director of Planning and Building Control: Permitted
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 permission relates to the residential development shown in drawings 01, 02A, 03A, 10, 11, and 12 all received on 23rd December, 2005.
C 3. Each driveway must be 4.1m in width for the 6m closest to the estate road in order to accommodate safe and convenient access and egress from each plot.
C 4. There must be no discharge of surface water to the main foul sewer.
C 5. 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 6. The roof tiles must be black, dark brown or dark grey.
N 1.
On completion the development will become a Home Zone and features appropriate thereto at the access points should be constructed in accordance with the requirements of the Department of Transport.
N 2.
The applicant should note that:
a) certain sections of the drainage within the development will not be considered for adoption by the Drainage Division. It is recommended that a maintenance programme is compiled for the proposed foul pumping station and that prospective owners of house numbers 5-12 are informed of their future maintenance requirements, b) Communication fees are payable to the Department of Transport in respect of connections to the mains system, c) the applicant is required to submit full construction drawings to the Drainage Division prior to any work comencing on site. No work may be undertaken on the public foul system without prior permission from the Drainage Division, d) the proposed gravity foul sewer draining plots 5-12, foul pumping station, foul rising main and discharge chamber will remain private at all times with the responsibility for future maintenance falling to the applicant or its agents and their successors in titles and e) under Section 34 of the Land Drainage Act 1934, the applicant is required to obtain permission from the Department of Transport for the installation of any pipe or culvert within a watercourse. Full calculations together with detailed drawings of this proposed culvert must be submitted to the Land Drainage Engineer for approval prior to any work commencing on site.
N 3.
The Applicant's attention is drawn to the recommendations of the Disability Access Officer, a copy of which is attached to this notice.
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.
A licence to discharge will be required under the Water Pollution Act if an overflow to the surface waters is proposed. Contact Phil Styles on 685885.
Copyright in submitted documents remains with their authors. Request removal
View as Markdown