1 February 2008 · Planning Committee
Hampton Farm, Castletown Road, Douglas, Isle Of Man, IM2 2dn
The application sought full planning approval for a first-time buyer housing development retaining three existing dwellings and adding 36 semi-detached houses plus a three-storey (two-storey plus roofspace) block of 10 two-bedroom apartments on a 1.26ha triangular site bordered by the A5 Castletown Road and Pulrose Gol…
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The officer concluded the scheme proposes too many dwellings (46 units vs prior approval in principle for 30) on a site surrounded by open golf course, resulting in over-intensive development with bui…
General Policy 2
Requires development in land use zones to respect site/surroundings in siting/layout/scale/form/design/landscaping, not adversely affect landscape character/amenity/highways/parking/wildlife/trees/energy use. Officer found proposal fails multiple tests: buildings too close to boundaries requiring off-site planting, unexceptional design not site-specific, rear elevations to A5, tree loss, inadequate parking/amenity, dense entrance, no energy details initially (later provided but insufficient). Tipped against by density in open golf setting.
Housing Policy 5
Requires 25% affordable housing in developments of 8+ dwellings on residential land. All units proposed as affordable/first-time buyer; could be conditioned but satisfied as proposed.
Appendix 7
Requires 2 spaces per dwelling (1 behind building line), 2 per 2-bed apartment; relaxations limited. Fails: no spaces behind lines, apartments short 5 spaces (15 for 10 units), tandem spaces (plots 11/12/17/18), some not alongside properties (plots 41-46), leading to on-street parking on narrow roads; first-time buyer occupancy not accepted as sheltered housing equivalent.
Open Space Standards (Strategic Plan Appendix 6)
Requires specific formal/children's/amenity space for 10+ dwellings, on-site preferred. Provides 348 sqm vs 4096 sqm public open space needed; site isolated by A5, commuted sum not prioritised over on-site provision which density prevents.
Energy Policy 5
Requires design to minimise energy consumption. Initially no info; applicant later provided EIA with 82% efficiency/81% CO2 rating but officer noted lack in core assessment.
No objection in principle
Do not oppose subject to condition
No objection
Would make valuable contribution to affordable housing requirements
Multiple statutory consultees and bodies responded to planning application 07/01538/B for a first time buyer housing development at Pulrose Farm, with most expressing no objection subject to conditions related to drainage, highways, utilities, and ecology, while public representations included objections and support.
Key concern: lizard survey required due to protected species record
Society for the Preservation of the Manx Countryside & Environment
SupportThese proposals represent some improvement over the present, non vernacular ones but it would be so much better if they could see their way to doing the right thing and going back to sliding sashes, at least in those openings of suitable proportions.; The Society would ENCOURAGE this.
Andrew Jessopp
No CommentPerhaps with a proposal that retained the lower number of approved dwellings some of these concerns could be overcome.
Isle of Man Water Authority
Conditional No ObjectionConditions requested: the 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; For 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, tel. 69 59 58; For connections to Flats and Apartments the following apply - “Water Supply To Flats And Apartments – Regulations”, and if applicable a “Form Of Undertaking In Respect Of Supply Pipes” will be required
Douglas Drainage
Conditional No ObjectionDouglas Corporation acting as the Agent for the Department of Transport under the Sewerage Act 1999 have reviewed the above supplementary application and has NO OBJECTION in principle subject to:-
Conditions requested: The applicant must submit fully detailed engineering drawings for approval to the Corporation's Drainage Department. The drainage proposals must conform to 'Manx Sewers for Adoption'; The applicant must submit flow calculation for approval for both the foul and surface water systems (surface water system to attenuate to maximum 7 l/s per hectare); There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage systems; NO groundwater will be permitted into any public foul or surface water sewer (either pumped or by gravity); The applicant must enter into 'Section 8 adoption agreement under the Sewerage Act 1999'
Manx Electricity Authority
Conditional No ObjectionConditions requested: the applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application; Contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines
G A Clark
ObjectionIf approved this will set a dangerous precedent for any other land-use zoning to be set aside
Estates Housing Directorate
Supportthe proposed properties would make a valuable contribution to meeting the current need.; I would therefore support the proposal for affordable housing
Conditions requested: a planning condition be included for the same if approval is granted; 100% affordable housing for first time buyers
DOT Highways
Conditional No ObjectionDo not oppose subject to the imposition of the following condition:
Conditions requested: The proposed works to the New Castletown Road must be designed to the standards prescribed in the design manual for road and bridge works.; The controlled crossing must be a Toucan crossing to meet the sustainable transport requirements of planning statement.
Wildlife and Conservation Division
No CommentAs a protected species, it is important to determine whether they are on site and if so, to formulate a plan for their protection.
Conditions requested: lizard survey; the Planning Committee should view before determining this application
Douglas Borough Council
No Objectionthe committee agreed not to raise an objection to the application.
