Planning Report and Recommendation

Planning Report And Recommendations {{table:287414}} ### Considerations {{table:287411}} ### Written Representations {{table:287412}} ### Consultations {{table:287413}}

Officer's Report

THE SITE The application site forms an area to the south of Middle River Industrial Estate, and is directly adjacent to the river.

PLANNING STATUS The site is located within an area zoned as Private Woodland within the Isle of Man Planning Scheme (Douglas Local Plan Order 1998). In addition, it is considered that the application is to be considered against the provisions of the Isle of Man Strategic Plan, General Policy 3.

Planning History

There have been no previous planning applications relating to the application site.

The Proposal

The application seeks approval the infilling of a low grassed area to existing round level which the applicant describes as "from the archway under the railway embankment to towards the wetland/pond already existing. Suitable drainage is to be installed including a two foot pipe. The outflow pipe from the pond is two foot in diameter. Also the IRIS pipe will cross this filled area."

Representations

Douglas Corporation advise that they approve the application and Mr Jessop of Seacliffe, Port Soderick advise of no objection provided adequate protection of the wetland habitat is assured. The Wildlife and Conservation Division of Department of Agriculture, Fisheries and Forestry submitted comments that suggested amendments to the scheme to allow for the retention of a greater area of wetland.

The Department of Transport Drainage Division have been assessing the application, with their assessment beginning in February 2007 when engineering calculations, requested in November 2006 were received. To date, the Drainage Division have had difficulty in assessing the information and have not received additional information requested in order to complete their assessment.

Assessment

Given that the proposal relates to the infilling of wetland, and the installation of a pipe to serve IRIS, it is imperative that the Drainage Division of the Department of Transport is content with the information received.

Given that insufficient information has been submitted to make that assessment, it is considered that the proposal is contrary to the provisions of General Policy 3 of the Isle of Man Strategic Plan.

Recommendation

It is recommended that the application be refused

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:

Douglas Corporation Department of Transport Drainage Division Department of Agriculture, Fisheries and Forestry, Wildlife and Conservation Division

Accordingly the following parties are not granted Interested Party Status:

Mr Jessop, Seacliffe, Port Soderick.

Recommendation

Recommended Decision: Refused

Date of Recommendation: 13.12.2007

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

R 1.

Insufficient information has been submitted in order to assess the application in relation to the culverting of the water course. However, insofar as it is possible to assess the application, it is considered that the proposal is contrary to the provisions of General Policy 3 of the Isle of Man Strategic Plan in that the site is not zoned for development, and the development proposed is not considered to be either essential or necessary.

I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)

Decision Made : Refused Date: 14/12/07

Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control