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Application No.: 06/01393/A Applicant: Heritage Homes Ltd Proposal: Approval in principle for the residential development of fields 311825, 311826, 311827, 314444 & 315097, Ballawattleworth Farm in accordance with the densities and indicative highway layout shown on the enclosed Master plan Site Address: Fields 311825 311826 311827 314444 And 315097 Between Derby Road / Poortown Road & QEII School Playing Fields Ballawattleworth Farm Peel Isle Of Man ### Considerations Case Officer: Mrs F Mullen Photo Taken: Site Visit: Expected Decision Level: Planning Committee ### Written Representations {{table:143489}} {{table:143490}} ### Consultations {{table:143491}} Consultee : S.P.M.C. & E. Notes** : Comment made Consulttee : Disability Access Officer Notes : Note to be included Consulttee : Highways Division Notes : Do not oppose subject to the imposition of the following conditions Consulttee : Peel Town Commissioners Notes : Recommend Refusal Consulttee : IOM Water Authority Notes : Note to be included Consulttee : Manx National Heritage Notes : Objection
The application site forms fields 311825, 311826, 311827, 314444 & 315097, land at Ballawattleworth Farm, Peel. The site is located to the south of the A20 Poortown Road and north of the Queen Elizabeth II High School. The site is currently open pasture land.
The site is located within an area zoned as Predominantly Residential in the adopted Peel Local Plan (Planning Circular 6/89). Specifically the Plan identifies Policies 5 – Residential and Policy 13 Health Services. The Residential section of the Plan indicates:
Policy 5.12 “The total area allocated in conjunction with the policy of providing additional residential accommodation based on the old town, are considered adequate for the towns needs at the present time”
In addition, Policy 5.14 states: “New residential development will be to appropriate densities in order both to meet the requirements of the population and to reduce the impact on the countryside.”
Furthermore, Policy 5.15 states: “Comprehensive landscape proposals will be required as part of future submissions.”
In addition, Section 11, Health Services indicates in Policy 11.1: “Any future strategy for the provision of health services for Peel should take into account the potential increase in population relative to the areas which have been allocated for residential development.”
The following Strategic Plan Policies are considered relevant to the consideration of this application:
In addition, regard is had to the Island Spatial Strategy and to the policies contained within Appendix 6 in relation to Public Open Space
There have been no previous planning applications in relation to the application site, however it is considered that the following application which relates to the site to the west, directly adjacent to the application site, is considered relevant in the consideration of this application:
PA 05/92153 - Residential development comprising 173 dwellings (including elderly persons housing), roads, sewers, landscaping and public open space and woodland, Land Comprising Part Of Ballawattleworth Farm, Fields 311767 311765 314439 314441 314442, 314443 And 311823, Adjoining Derby Road, Kerroo Coar, And Rheast Bridson, Peel. Approved at Appeal 10th January 2007.
The application proposes, in principle, the residential development of an area of land of some 12.15 ha (30 acres). Whilst in principle, the application includes a layout plan which shows an indicative road pattern and, for each of the areas enclosed by roads or retained hedge-lines, an indication of density together with a break-down of the number of "dwellings" and "apartments". Overall, there would be approx. 458 dwellings, of which 315 would be apartments. The gross density would thus be approx. 37.7 per hectare (15.3 per acre).
Access to the site is proposed via a new roundabout which would incorporate the Oak Road access point to the Ballawattleworth development. In addition, two further vehicular access points are indicated via the recently approved residential development to the west of the site a pedestrian footpath is identified as a link along the existing 'lane', with woodland public open space. To the south east, a future distributor road extension "by others if required" is indicated.
The Department of Transport Highways Division advise that they do not oppose the application subject to a condition relating to details to be submitted as part of the reserved matters application. Peel Town Commissioners recommend refusal of the application as the size and scope of the proposed development was deemed excessive. In addition, they raised concerns regarding the towns infrastructure. Manx National Heritage identify the site as having potential archaeological interest and request a condition relating to a watching brief. The Disability Access Officer submits comments relating to layout and the Isle of Man Water Authority request the addition of a note regarding supply.
The Department of Transport Drainage Division have advised of no objection to the proposal, subject to the imposition of a condition relating to the provision of a Stand Alone Sewage Treatment Plant constructed within the application site and removed at such time as either Peel is connected to the IRIS scheme or a new sewage treatment plant is constructed for Peel.
The Department of Education advises that:
a) it normally estimates that "one child of primary age and one of secondary age would result from each five houses within a typical new housing development";
b) this development, together with the directly adjacent development, would thus generate approximately 125 additional children at each school;
c) the Department has yet to encounter the expected increase in roll arising from the recently completed housing development in the town, but anticipates that there will be a delayed reaction, and that, ultimately, the additional capacity being provided by ongoing schemes may largely be filled by existing completed housing;
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