28 January 2022 · Delegated - Principal Planner (Jason Singleton)
Land To Rear Of, Cronk Gennal, Union Mills, Isle Of Man, IM4 4lw
The proposal involves constructing 32 apartments (26 two-bed and 6 one-bed) on land at Snugborough Farm, near existing housing and industrial areas, to meet local housing needs. It regularises minor changes from the prior approval PA 18/00176/B, including repositioned blocks, modified access, added gabions, retaining w…
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The principle of residential development was already established by prior approval PA 18/00176/B, with the current minor variations (e.g.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design/landscaping, avoid adverse impacts on landscape/townscape, ecology, amenities, highway safety and access. Officer found variations acceptable against (b),(c),(d),(f),(g),(h),(i),(m) due to prior precedent, minimal changes, surveys and DOI acceptance.
Strategic Policy 1
Promotes efficient use of sites with access/landscaping/amenity standards on previously developed land using infrastructure. Applied to visual impacts and site efficiency, satisfied by enhancements within screened residential site.
Strategic Policy 10
Requires design minimising car journeys, using public transport, safe highways and pedestrian encouragement. Satisfied post-amendments via Road Safety Audit, cycle parking and DOI no-objection.
Environment Policy 4
Protects biodiversity including protected species. Satisfied by bat/bird surveys, DEFA-accepted mitigations and lighting/planting conditions.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Parking and manoeuvring
Prior to the occupation of the development hereby approved, the pedestrian, car parking and manoeuvring areas, and cycle parking provisions shown on Drawing Nos: 17/2631/04J, 17/2631/03H; and 17/2631/17temp.2, shall be provided and be retained and free from obstruction thereafter. Reason: To ensure that sufficient provision is made for off-street parking, turning of vehicles, and pedestrian movements in the interests of highway safety.
Landscaping scheme
All planting, seeding or turfing comprised in the approved details of landscaping (Drg 17/2631/06E, and Planting Tables) must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the development, whichever is the sooner. Any trees or plants which 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 and species. Cotoneaster shall be removed from the planting list. Reason: To ensure the provision of an appropriate landscape setting to the development.
External lighting approval
Prior to the occupation of the development hereby approved, details of external low level lighting for the development, in accordance with the recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12th September 2018), shall be submitted to and approved in writing by the Department. The development shall not be carried out other than in accordance with the approved details, and shall thereafter be retained as such. Reason: To provide adequate safeguards for the ecological species existing on the site.
Revised layout, bicycle parking and designer's response to Road Safety Audit address concerns; acceptable on condition of specified drawings.
No objection.
DEFA Ecosystem Policy Officer withdrew initial concerns about breeding birds and insect hotels after buildings were mostly constructed but requested cotoneaster removal and lighting controls; Highways initially sought clarifications but ultimately accepted with conditions; Bradda…
Key concern: invasive cotoneaster in planting list
Ecosystem Policy Officer (DEFA)
Conditional No ObjectionI would still like to see cotoneaster removed from the planting list; no external lighting installed unless it is in accordance with the recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12th September 2018)
Conditions requested: no external lighting installed unless it is in accordance with the recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12th September 2018); cotoneaster removed from the planting list
Manx National Heritage
Conditional No ObjectionAll birds, their nests, eggs and young are protected by law (Wildlife Act 1990)
Conditions requested: no external lighting to be installed unless a detailed external low level lighting scheme has been submitted to and approved in writing by the Planning Department, which is in accordance with the recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (2018); removal of the trees should ideally be carried out between the months of September to February each year to avoid the bird nesting season; Works taking place outside this time must only commence once a check for nesting birds has been undertaken
Braddan Parish Commissioners
No Objectionhad no objection
Braddan Parish Commissioners
No Objectionhad no objection to the following application
Braddan Parish Commissioners
No Objectionthey had no objection
Highway Services
No CommentAdditional information.
Highways Development Control
Conditional No Objectionuntil received and agreed we are unable to fully support it
Highways Development Control
Conditional No Objectionthe proposal, on balance, is acceptable in terms of its layout for no opposition to be raised on condition that...
Conditions requested: development accords with the proposed ground floor, Drawing No: 17/2631/04J; proposed site plan at upper ground level, Drawing No: 17/2631/03H; cycle parking to Drawing No: 17/2631/17temp.2
