21 February 2007 · Planning Committee
Land Adjacent To Croit Ny Greiney, Douglas Road, Peel, Isle Of Man, IM5 1ld
The proposal involved approval in principle for 26 new homes (20 detached and 6 affordable semi-detached) on pasture land north of the A1 Douglas Road in Peel, zoned as Predominantly Residential in the Peel Local Plan.
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The Planning Committee overruled the officer's recommendation for approval following late advice from Department of Transport Drainage Division that 'the existing downstream surface water system in Pe…
Peel Local Plan approved by Tynwald in 1989
The site is zoned as Predominantly Residential, establishing the principle of residential development as acceptable. The officer assessed the proposal as compliant in principle, with detailed layout for reserved matters. No specific policy tests failed; refusal was on drainage not zoning.
No objection subject to road and footway design per Manx Roads 1, two off-street parking spaces per property, visibility splays
no objection subject to appropriate conditions
note to be included regarding cables/overhead lines
Drainage Division objects due to existing surface water flooding and premature development before sewer improvements; Highways Division has no objection subject to specific road, parking, and visibility conditions; utilities bodies request contact for connections; Police object t…
Key concern: existing downstream surface water system in Peel currently floods during storm periods
Department of Transport Highway Division
Conditional No ObjectionDo Not Oppose subject to the imposition of the following conditions
Conditions requested: The road and footway layouts comply with the guidance in Manx Roads 1; Two off street parking spaces are made available to each property; Visibility splays of 4.5 metres by 70 metres are provided onto the A1
Drainage Division - Department of Transport
Objectionthe Division should oppose the application on the following grounds; the Division will not allow any additional surface water flows to enter the Peel drainage system
IoM Water Authority
No ObjectionFor connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the IoMWA Planning and Projects Section
Conditions requested: applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws
Manx Electricity Authority
No ObjectionThere are Underground Cables/Overhead Lines present in the area; Contact the M.E.A. for Electrical Site Safety 5 documents
Conditions requested: applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Isle of Man Constabulary Architectural Liaison Officer
ObjectionI would therefore recommend that the said footpath link be removed
Conditions requested: footpath link be removed
Peel Town Commissioners
Objectionuntil the sewerage infrastructure can adequately cope with the Town’s discharges... it is important that no additional strain is placed on the sewerage system
The Planning Committee refused application 06/01730/A on drainage grounds, citing prematurity pending completion and testing of Peel's surface water separation scheme. The appellant argued the site is zoned Predominantly Residential in the Peel Local Plan, drainage can be managed via on-site pumping for foul and infiltration for surface water, and density matches surroundings. The Council defended the refusal based on Drainage Division objection but noted inconsistency with approval of a larger nearby scheme. The Inspector found surface water disposal by infiltration avoids impact on Peel's system, foul drainage is undisputed, and the arrangements are satisfactory, thus overturning the refusal. Permission granted subject to conditions including reserved matters and drainage details.
Precedent Value
Demonstrates that site-specific drainage solutions (e.g. infiltration) can overcome general infrastructure concerns if evidenced technically; inconsistency in council decisions across similar sites can be leveraged effectively on appeal.
Inspector: David Bushby BA [Hons] MCD MRTPI
