17 January 2007 · Council of Ministers (accepted Independent Inspector's recommendation following Public Inquiry)
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 forms part of a larger approved residential development (PA 04/00965/B and 05/02110/B) for 142 dwellings and 5 plots on former agricultural fields on the north-west edge of Douglas. This application proposed minor amendments including changes to road alignments and finishes for adoptability, plot adjustments, …
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The inspector considered there were no objections to the highway and plot amendments or house design changes. The stormcell was an acceptable replacement for the previously approved attenuation tank, …
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to the following submitted drawings: [full list including 2287 APL/100 D etc. and BSA 31552-209 D etc. as detailed in report].
Landscape scheme
No development shall be commenced until the Planning Authority has approved a landscape scheme for the area of, and around, the stormcell and the boundary with Ballanard Road which shall include the reinstatement and permanent retention of the sod bank. This landscape scheme shall be completed in the first planting season after the occupation of the first house in the development and any plants which die within 5 years of completion of the landscape scheme shall be replaced with an equal number of plants, as agreed by the Planning Authority.
Stormcell completion
The stormcell shall be completed and operational before the first house is occupied in the development.
Previous conditions
The planning conditions attached to PA 04/0965/B and 05/02110/B shall be implemented in full unless specifically withdrawn or modified by the Planning Authority.
Repeal prior conditions
The planning conditions (7) and (8) of PA 04/0965/B are hereby repealed.
no objections subject to planning conditions and notes; revisions acceptable
no objections; requested some road amendments for adoptability
no objection
drainage design complies with 'Manx Sewers for Adoption' guidelines
no objections; recommendations as notes
no objections; recommendations as notes
Multiple local residents from Abbey Woods submitted objections to the minor revisions in application 06/01081/B, primarily concerning layout changes, drainage alterations, and impacts on existing amenities; statutory consultees Douglas Corporation and Highway Division raised no objections with specific conditions from highways.
Douglas Corporation
No ObjectionDouglas Corporation have no objection to the proposals listed below.
Department of Transport Highway Division
Conditional No ObjectionDo Not Oppose subject to the imposition of the following conditions
Conditions requested: The 70 metre visibility splays for the main entrance to the development and the pedestrian crossing must be constructed prior to the construction of any dwellings.
Douglas Corporation Drainage Services
No ObjectionThe submitted drainage design for the JWL site has been checked by Douglas Corporation... and we confirm that the submitted design complies with their 'Manx Sewers for Adoption' guidelines.
The applications amended prior approvals (04/00965/B and 05/02110/B) for a residential development on the edge of Douglas. Application 1 sought minor revisions to roads, footpaths, plots, house designs, and a stormcell for surface water. Application 2 proposed replacing 5 plots with 10 dwellings (4 detached, 6 semi-detached) for better land use. Appellant (DoLGE with Dandara) argued changes were minor, compliant, and efficient; Planning Directorate recommended approval; objectors raised visual, drainage, and traffic concerns. Inspector approved Application 1 finding stormcell and amendments acceptable with conditions, but refused Application 2 due to proximity to roads harming the visual character of the prominent corner, overriding density policy.
Precedent Value
Prior public inquiry assurances on design/landscape carry significant weight; visual sensitivity of road corners on urban edges can override density policies even for minor amendments; detailed landscaping conditions essential for edge-of-town schemes.
Inspector: John S Turner
