7 January 2022 · Director of Planning and Building Control (Jennifer Chance)
Field 214287, The Threshold, Jurby, Isle Of Man, IM7 3bq
The application sought to vary conditions 1 and 2 of the prior Approval in Principle (PA 18/00763/A) for five dwellings, addressing means of access, by extending the time limits by two years. The site is an undeveloped field adjacent to The Threshold estate in Jurby, designated as 'Predominantly Residential' and 'Propo…
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The principal issue was whether any material planning matters had changed since the original approval of PA 18/00763/A, such as policy changes, land use designations, or new legislation; the officer c…
General Policy 2
Requires development in accordance with land-use zoning and other policies, respecting site surroundings, amenities, highway safety, services, and habitats. The officer assessed the proposal complies as the site remains zoned 'Predominantly Residential', with no adverse impacts identified and conditions addressing highways, ecology, and services.
Housing Policy 4
Permits new housing primarily in towns/villages or sustainable extensions as per Area Plans; countryside housing exceptional. The site is within approved residential designation under 1982 Order, establishing principle of development as acceptable from prior approval.
Transport Policy 4
Requires highways to accommodate development traffic safely. Access via existing private road deemed suitable for five dwellings, with visibility splays and footpath provided; Highway Services confirmed no highway safety issues.
Community Policy 10
Requires proper access for fire-fighting vehicles and adequate water supplies. Initially objected to by Fire Service, but addressed via condition requiring water main upgrades before commencement, with objections withdrawn.
Time limit
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters. Reason: To comply with article 26 of the Town and Country Planning (Development Procedure) Order 2019
Reserved matters approval
Approval of the details of siting, design, external appearance of the building[s], internal layout, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced. Reason: To comply with the Town and Country Planning (Development Procedure) Order 2019.
Visibility splay
The visibility splay at the new access onto the new estate road identified on R01/001d shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050mm in height above adjoining carriageway level. Reason: In the interests of highway safety.
Lizard protection method statement
Any Reserved Matters Application should include a method statement detailing how any lizards would be protected during the works to ensure the lizards are not damaged, including a timetable for their implementation. The development shall not be carried out unless in accordance with the approved details. Reason: To provide adequate safeguards for the ecological species existing on the site.
Firefighting water scheme
No development may commence until a scheme to improve water pressure/water for firefighting provision for Jurby has been completed and written confirmation has been agreed with the Department. Reason: to ensure there is adequate water for firefighting purposes.
No significant negative impact upon highway safety, network efficiency and/or parking subject to Condition 4 of PA:18/00763/A on visibility splays being carried forward.
No objection.
Mixed responses from consultees: IOM Fire Service initially objected due to water supply concerns but later withdrew objections pending infrastructure upgrades; Manx Utilities confirmed sufficient water supply; Highways, Flood Risk Management have no objections with one condition carry-forward.
Key concern: insufficient water supplies to deal effectively with a large fire
Manx Utilities
No ObjectionManx Utilities’ Hydraulic Model of Jurby has indicated there is sufficient water supplies for fire fighting capabilities for this proposed domestic housing planning application. 8 litres per second is available from the water mains and fire hydrants that will serve the development.
Isle of Man Fire & Rescue Service
ObjectionThe Fire Safety Department wish to object to this application as the industrial estate and surrounding areas have been identified as having insufficient water supplies to deal effectively with a large fire.; We would recommend that the water infrastructure is reviewed and enhanced prior to any further development in this area.
Isle of Man Fire & Rescue Service
No ObjectionFollowing a meeting between Manx Utilities, Treasury and the Isle of Man Fire and Rescue Service on the 22nd November 2021 it was agreed in principle that the issues related to firefighting water would be addressed by the upgrading of part of the water main and a service reservoir being installed at Jurby.; On this basis this department is willing to withdraw its objections to this development.
Department of Infrastructure Highways Division
Conditional No ObjectionAfter reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking subject to Condition 4 of PA:18/00763/A on visibility splays being carried forward
Conditions requested: Condition 4 of PA:18/00763/A on visibility splays being carried forward
Department of Infrastructure Flood Risk Management Division
No Objection