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The Estates and Housing Directorate are part of the Department of Local Government and the Environment and should not be afforded separate party status in this instance. The Isle of Man Fire and Rescue Service who recommends liaison regarding fire precautions which are the responsibility of the Building Regulations and as such should not be afforded party status. Manx Electricity Authority and The Isle of Man Water Authority raise issues associated with the provision of the supply of services, which are not material planning considerations and as such should not be afforded party status in this instance. The owners of the land to the north of the Castleward Green are not adjacent to the site or directly affected by the proposed development and should not be afforded party status in this instance. In summary therefore, the following parties comply with the provisions of Planning Circular 1/06 and should be granted Interested Party Status: - Department of Transport Highways Division - Douglas Corporation - Manx National Heritage - Department of Agriculture, Fisheries and Forestry - The owner/occupier 7 The Castleward Green, Douglas - The owner/occupier Cashlin, The Castleward Green, Douglas - Dickinson Cruickshank Advocates on behalf of the owner/occupier 10 Castleward Green, Douglas - The owner/occupier Wadham The Abbey Woods, Douglas - The owner/occupier 14 Abbey Woods, Douglas - The owner/occupier 50 Cedar Walk, Hightonwood Hill, Douglas - The owner/occupier 36 Cedar Walk, Hightonwood Hill, Douglas - The owner/occupier 40 Cedar Walk, Tromode, Douglas - The owner/occupier Ballanard Cottage, Ballanard Road, Douglas - The owner/occupier The Retreat, Ballanard Road, Douglas - The owner/occupier Ballanard House, Ballanard Road, Douglas - The owner/occupier Reayrt Aalin, Ballanard Road, Douglas - The owner/occupier 30 Cedar Walk, Hightonwood Hill, Douglas - The owner/occupier 28 The Cherry Walk, Douglas - The owner/occupier 30 The Cherry Walk, Douglas - The owner/occupier Dreem Ard, Ballanard, Douglas - The owner/occupier Cadran Cottage, Ballanard, Douglas - The owner/occupier Pine Lodge, Ballanard Road, Douglas - Dickinson Cruickshank Advocates on behalf of a Resident in Castleward Green. Accordingly, the following parties who submitted comments are not afforded Interested Party Status: - Society for the Preservation of the Manx Countryside and Environment - Mr Jessop, Seacliffe, Old Castletown Road, Braddan - Isle of Man Fire and Rescue Service - Manx Electricity Authority - Isle of Man Water Authority - The owner/occupier 9 Cherry Walk, Tromode, Douglas - The owner/occupier 10 The Cherry Walk, Tromode, Douglas - The owner/occupier 13 The Cherry Walk, Tromode, Douglas - Alpbrook Properties Ltd, 3rd Floor 19 – 21 Prospect Hill, Douglas ### Recommendation Recommended Decision: Permitted
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the layout of roads, plots and sewers of 21 dwellings and associated landscaping and open space as shown in drawings 2328.002 Rev A and 2328_ADR_500 Rev B both received on 21st December, 2007 and the location plan received on 15th October, 2007.
C 3. Prior to the commencement of any work on site there must be in place satisfactory provision for 5 affordable housing units off-site. This may take the form of a legal agreement with the Department for the payment of a commuted sum equivalent to the provision of 5 affordable units or guarantee of the provision of 5 affordable units elsewhere in Douglas, all in accordance with the House Purchase Assistance Scheme 2007.
C 4. No work may commence on site until such times as the splitter island to the north of the Ballanard Road and Johnny Watterson's Lane junction has been increased in width so as to accommodate pedestrians to the satisfaction of the Planning Authority after consultation with the Highway Authority.
C 5. Other than the removal of the six trees at the proposed entrance to the site shown to be removed on drawing 2328_ADR_500 Rev B, no works may commence on site, including excavation, until such times as those trees which are shown on the approved drawings as being retained, have been protected by stout fencing erected so as to protect the root spread of each tree, to the satisfaction of the Planning Authority after consultation with the Department of Agriculture, Fisheries and Forestry. After the erection of such fencing, the fencing must be retained in place for the duration of the development and no materials stored or deposited between the fencing and each protected tree.
C 6. There must be no discharge of surface water to the main foul sewer.
C 7. The Manx Museum and National Trust must be informed of the date when building work is to commence and be given access at all reasonable times, and reasonable opportunity to inspect the site, observe all excavations and investigate any archaeological features exposed.
C 8. Prior to the commencement of works on site, the applicant must have submitted to and approved by the Planning Authority a management plan for the areas of Open Space within the development.
C 9.
Each application for the development of the plots must be accompanied by a landscaping plan accurately illustrating the position, type and canopy spread of existing trees and the number, position and type of proposed trees as shown generally in the plans approved here. The tree planting shown in the plans hereby approved will be accepted as a minimum.
N 1.
The application is recommended to liaise with Douglas Corporation in respect of the drainage of the site and should subit fully detailed drawings so that the Corporation may be satisfied that the proposal complies with Manx Sewers for Adoption and in respect of the diversion of the existing sewer which crosses the site and provision for future maintenance of the main sewer.
N 2.
PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.
N 3.
For water 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 Isle of Man Water Authority Planning and Projects Section, telephone 695958.
N 4.
The applicant is advised that there are Underground Cables/Overhead Lines present in the area indicated in the planning application. Please contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Department, Network Services, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may need to be diverted before any work can be carried out on site.
The applicant is also advised to contact the Manx Electricity Authority for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 and GS6.
N 5.
The applicant is advised to contact the Manx Electricity Authority Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Decision Made : ... Committee Meeting Date : ...
| 50 Cedar Walk Hightonwood Douglas IM2 5NL | Boundary infringement |
| 36 Cedar Walk Hightonwood Hill Tromode Douglas | Objects to the proposal Increase in traffic |
| 40 Cedar Walk Tromode Isle Of Man | Objects to the proposal |
| 10 The Cherry Walk Highton Wood Hill Tromode Douglas | Objects to the proposal |
| Dickinson Cruickshank 33 Athol Street Douglas Isle Of Man | Interest expressed |
| 9 Cherry Walk Tromode Douglas Isle Of Man | Objects to the proposal |
| Ballanard Cottage Ballanard Road Douglas Isle Of Man | Objects to the proposal |
| 13 The Cherry Walk Tromode Douglas Isle Of Man | Objects to the proposal |
| The Retreat Ballanard Road Douglas Isle Of Man | Interest expressed |
| Wadham House The Abbey Woods Douglas Isle Of Man | Objects to the proposal |
| 14 Abbey Woods Douglas Isle Of Man | Objects to the proposal |
| Application No.: | 07/01917/B |
| Applicant: | Heritage Homes Ltd |
| Proposal: | Residential estate layout of 21 plots, roads, drains landscaping and open space (Amended plans received) |
| Site Address: | Land At Ballanard Farm Adjacent To Ballanard Road, Castleward Green And Cedar/Cherry Walk Ballanard Road Douglas Isle Of Man |
| Case Officer: | Miss S E Corlett |
| Photo Taken: | |
| Site Visit: | 03.12.2007 |
| Expected Decision Level: | Planning Committee |
| Ballanard House Ballanard Road Douglas Isle Of Man | Objects to the proposal |
| 30 The Cherry Walk Hightonwood Hill Douglas Isle Of Man | Objects to the proposal |
| 28 Cherry Walk Tromode Douglas Isle Of Man | Objects to the proposal |
| Reayrt Aalin Ballanard Road Douglas Isle Of Man | Interest expressed |
| 7 The Castleward Green Douglas Isle Of Man IM2 5PS | Objects to the proposal |
| Seacliffe Old Castletown Road Ballaveare Braddan | Interest expressed |
| Cashlin The Castleward Green Douglas Isle Of Man | Objects to the proposal |
| Dreem Ard Ballanard Road Douglas Isle Of Man | Interest expressed |
| Alpbrook Properties Ltd 3rd Floor 19-21 Prospect Hill Douglas | Objects to the proposal |
| Cadran Cottage Ballanard Road Douglas Isle Of Man | Objects to the proposal |
| Pine Lodge Ballanard Road Douglas Isle Of Man | Objects to the proposal |
| 33 Athol Street Douglas Isle Of Man IM1 1LB | Objects to the proposal |
Consultee: Drainage Services Manager Notes: No objection
Consultee: Highways Division Notes: Objection
Consultee: Douglas Corporation Notes: Defer
Consultee: Estates And Housing Directorate Notes: Affordable housing memo sent 23.10.07
Consulttee: Chief Fire Officer Notes: See note.
Consulttee: S.P.M.C. & E. Notes: No objection
Consulttee: IOM Water Authority Notes: Note (1) 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.
Consulttee: Manx WildLife Trust Notes: Comments received
Consulttee: Manx Electricity Authority Notes: Note received
Consulttee: Wildlife & Conservation Officer Notes: Comments received
Consulttee: Manx National Heritage Notes: Comments received
The site represents a parcel of land situated to the west of Ballanard Road (A22). The site is bounded by the rear of a number of properties on Ballanard Road (Corleaa, Renaby House, Pine Lodge, Dreem Ard, Reayrt Aalin, Ballanard House, Ballanard Farm, Cadran Cottage (a Registered Building), The Retreat, The Bungalow and Woodend): to the north are the southernmost properties in The Castleward Green (Northgate, The Slatch, Castleward House and number 10). To the south of the site are 2 and 2A Abbey Woods, 30, 35, 37, 39 and 41, Cherry Walk and 45, 47 and 50 Cedar Walk and to the west is a wooded area beyond which is Clucas's Laundry industrial estate and the open farm and woodland alongside the River Glass, including Tromode dam.
The site has a number of established hedges within it which subdivide the whole area into three grassed fields and a larger area of wood and scrubland. Access to the site is via the farmyard on Ballanard Road between Ballanard House and Cadran Cottage.
The site is publicly visible from the footpath which runs from the Creameries to and past Castleward monument and towards Castleward Farm and East Baldwin and fleeting glimpses are available from Ballafletcher Road and Ballanard Road and from the hospital and hospice at Ballamona.
The site is within two land use designations on the Douglas Local Plan of 1998: the main site is designated as Low Density Housing in Parkland with a smaller linear area alongside Ballanard Road and a larger piece of land at the northern end of Cherry and Cedar Walks which are both part of the wider designation of Predominantly Residential Use.
The site was the subject of a planning application in 1984 - PA 84/344 which proposed the principle of housing development on this site and that which is now Castleward Green. This application was partly permitted - the lower density Castleward Green part and the southern part which was proposed as medium density was refused. Hence the gap between Castleward Green and Hightonwood Hill. Castleward Green represents development at a density of 2 per acre including the grassed area alongside Ballanard Road at the entrance of the site; within the estate the development is mathematically more dense.
Proposed now is the layout of the site for the development of 21 plots and associated roads and sewers. The layout includes the removal of the existing farm buildings including the farm house and its replacement with a new house in a similar location which is within the area designated as Predominantly Residential along with three smaller plots (smaller than the 1 dwelling per acre advocated in Planning Circular 8/89) alongside The Bungalow, Woodend, 2 Abbey Woods and 35 Cherry Walk.
The layout results in the retention within the centre of the site of the existing concentration of trees within an area of Open Space - some of these trees on the outer edge stray into the surrounding plots - 2, 3, 4 and 6. The existing hedges are largely being breached or removed and bearing in mind the proximity of proposed sewers and roadwork's, it is likely that the hedges will mostly be removed. There is however proposed, in terms of linear measurement, more hedging on site as part of the development once the layout is complete, as the plots are to be delineated by hedging rather than walling. Some of this hedging to the plot boundaries is to be beech hedging rather than a Manx bank. The existing water courses which run through the site are largely to be retained as open courses except where there are to be roadways where the water course will be culverted and the road constructed over.
Amended plans were submitted on 21st December 2007 - reference 2328.002 Rev A and 2328_ADR_500 Rev B which propose alterations to the drainage and road layout, providing wider roadways in places within the development but not affecting the plot sizes, and adjustment of the drainage layout accordingly.
The development is ultimately to be served by mains drainage for foul and surface water. However, the applicant advises that there is a capacity problem somewhere in the existing foul drainage system, but that IRIS is expected to be extended from the White Hoe to Quarterbridge within the next couple of years and that will resolve the problem. In the meantime the application proposes to install and utilise standalone treatment plants on approximately 15 of the dwellings (the number which cannot be satisfactorily accommodated on the existing mains system). The applicant advises that the plants themselves are efficient, quiet, and reliable and only require emptying approximately every 12 months.
There have been representations from the following parties:
Douglas Corporation who raise no objection to the application subject to provisions regarding the drainage of the site.
Manx National Heritage express concern that there is no provision or information on any archaeological interest of the site and whilst the proposals for the ecological protection are generally acceptable, it is not clear how these will be managed in perpetuity or the areas of open space.
Department of Agriculture, Fisheries and Forestry suggest that the proposal could be improved by the retention of the central hedges within the site.
The Manx Wildlife Trust advise that they are pleased to note the proposed retention of the wet mire, but that works have been undertaken on the site to drain it and such works may have removed the wetland of interest. They also suggest that if the development is to promote development of affordable units which are greater in density than 1 per acre, this may result in the destruction of habitat of interest.
The Estates and Housing Directorate of the Department of Local Government and the Environment suggest that provision for affordable housing should be made in the form of either off site affordable units or a contribution of a commuted sum towards the provision of affordable units elsewhere.
The Isle of Man Fire and Rescue Service who recommends liaison regarding fire precautions The Manx Electricity Authority recommend a note regarding electricity supplies The Isle of Man Water Authority who recommend a note regarding the provision of water supplies. A resident of Port Soderick, does not object providing that ecological interest can be protected,
The Society for the Preservation of the Manx Countryside and Environment acknowledge that the site is designated for Low Density Housing in Parkland so the proposal would accord with this although they consider the proposal hardly addresses the affordable housing requirement. They also note that land once designated for similar development in Onchan resulted in a development of standard suburban housing. This land, at Lakeside was designated on the Onchan Local Plan as low density housing but not Low Density Housing in Parkland so the comparison of the application site with this is not relevant.
The owners of three fields to the north of Castleward Green object to the application on the basis that the proposal includes development at greater than one dwelling per acre but at the same time suggest that the site would be suitable for a greater density and mix of dwelling types. They also suggest that the new access is not necessary, public open space is inadequate, that the development will adversely affect the amenities of Cadran Cottage and that proposals for storm water drainage may not be effective.
Occupants of the following properties on Ballanard Road: The Retreat (who have no initial objections); Ballanard Cottage who object on the basis that the proposed access onto Ballanard Road will be unsafe, the extension and access to Ballanard Cottage have not been shown on the drawings and the impact which the development will have on trees and wildlife; Ballanard House who are concerned about access, the lack of existing pedestrian footways, noise from the access road, loss of existing trees which would represent a loss of habitat and increase noise and visual intrusion; Reayrt Aalin who are concerned at the impact of the development on bats, full details of some of the development has not been shown and the suitability of a new access onto Ballanard Road. The occupants of Dreem Ard express concern that there are no details of the proposed housing. The occupant of Wadham House objects to the application on the basis that the proposed access road will be unsafe and that Ballanard Road is not suitable for an increase in traffic and has narrow footways and that the closest bus stop is some 800m away from the site. They suggest that the area of plots 7, 8 and 9 may not be designated for housing. The occupants of Cadran Cottage object to the proposals on the basis that Ballanard Road is not suitable for additional traffic, that building so close to the riverbank would have adverse impacts on the wildlife and that the site is boggy in parts and a possible flood plain.
Occupants of the following properties in Hightonwood Hill, off Johnny Watterson's Lane: 36, 40, 50, Cedar Walk 9, 10, 13, 28, 30, Cherry Walk, raise concerns regarding the ownership of parts of the site (which is a civil matter between the parties), the proximity of the proposed properties to existing residential dwellings, the increased traffic on Ballanard Road and approaching Johnny Watterson's Lane and the existing substandard access from Hightonwood Hill onto Johnny Watterson's Lane, potential overlooking of existing property and potential future increase in density. There is a
suggestion that the land should be retained for agricultural purposes and there is a lack of information on exactly how many units there will be.
The occupants 14 Abbey Woods, off Ballanard Road object on the basis that the access and Ballanard Road is inadequate and the area is already overdeveloped. They also point out that "there were good reasons for the boundaries of these zones sown [sic] on the Local Plan" and that "if the development was to proceed it should be on the original area shown on the Douglas Town Plan". The site is in accordance with the boundaries shown on the Douglas Local Plan.
The occupants of 7 Castleward Green does not object in principle but suggests that further details should be made available before approval is granted and points out that Ballanard Road is not a quiet road or the traffic arising from the development negligible, as stated in the report by Mr Dallas accompanying the planning application. The occupants of Cashlin, Castleward Green object to the application on the basis that it will result in an increase in traffic and Ballanard Road is poorly finished with inadequate provision for pedestrians. The occupant of one of the properties in Castleward Green (number unspecified) raises no objection provided that no access to the development is provided through his estate.
Dickinson Cruickshank submit a letter on behalf of the owners of number 10 Castleward Green who is concerned at the proposed use of Rotating Biological Contactors (package treatment plants) to service 15 of the proposed properties and that these may lead to seepage and odours and will require emptying several times a year. If there is insufficient mains infrastructure to service the development then the development should not proceed.
The proposed development complies with the land use designation of the Douglas Local Plan insofar as the development of Low Density Housing in Parkland proposes the development of housing within plots which are all at least 1 acre in size. It is not specified in the Local Plan whether the site is Proposed or Existing but as there is no development on the site at present, it is clearly not existing development. Planning Circular 8/89 – Low Density Housing in Parkland, requires that each dwelling is "substantial and designed and finished to the highest quality" and "must sit comfortably in at least 1 acre of its own ground, such as to sit comfortably and naturally in a landscaped setting which acknowledges existing ground contours and existing trees" (paragraph 4). Whilst trees are to be removed to make way for the proposed road (and a condition should be included in any approval of this application to ensure that the remaining trees to be protected are fenced off before any excavation work is commenced on site as some of the trees are still close to the proposed roads), the majority of trees and the most substantial grouping remains intact and within an area to be used as Open Space.
It is perhaps difficult in an "estate" of Low Density Housing in Parkland development such as this to achieve a development which will sit in a naturally landscaped setting as is required by the Circular but it must be remembered that the site is surrounded on three sides by existing residential development which is at a much higher density than what is proposed. Whilst Manx National Heritage is critical that the application contains no information on the visual impact of the development on the surrounding area, as is stated above the site is surrounded on three sides by existing residential development of a higher density and the site is only visible from limited viewpoints. It is designated for development on the prevailing Local Plan. There is no indication that there is any archaeological sensitivity within the site although the standard archaeological condition could be applied in case any such evidence is found during the course of construction. There is no information on the maintenance and/or ownership of the open space other than a reference in the Ecological Report that the natural areas will be the subject of a management plan to secure and conserve the ecological interests. Such a plan should be required before works commence on site.
It is also considered that the other, higher density plots within the development are of a sufficient size and at a level so as to be capable of development without adversely affecting the amenities of the existing dwellings around them.
There are a number of objections raised on the basis that the road network is not suitable to accommodate the traffic from the site. However, this is not supported by the Department of Transport Highways and Traffic Division who have not raised an objection to the proposed development on this basis and whose concerns regarding the internal layout have been addressed through the amended plans received on 21st December 2007.
There are no details of the proposed individual sewage treatment facilities for those dwellings which cannot be satisfactorily accommodated on site so it is not possible to assess whether the objection on the basis of these facilities being noisy or requiring to be emptied frequently is substantiated. The layout of the roads and plots will not, however, generate a need for the installation or operation of the treatment facilities and as such, this is a matter for whenever the individual plots are the subject of applications for development (by which time the existing sewerage may be able to satisfactorily accommodate the sewage from this development).
The comments from the Department of Agriculture, Fisheries and Forestry indicate that there will be no long term or permanent loss of habitat which would warrant refusal of the application for this reason.
In respect of the Department of Transport's comments on the convenience of the site from a pedestrian perspective, the applicant suggests that the site is at the limit of the maximum preferred walking distance from amenities and facilities as recommended by the companion guide to PPG13, produced in the UK by DTLR but that there is a footway link to bus services operating in and around Willaston and that the applicant has agreed to widen the existing pedestrian island on the northern side of the Johnny Watterson's Lane/Ballanard Road junction to accommodate pedestrians. This work is within the public highway and would not require planning permission under the provisions of the Town and Country Planning (Permitted Development) Order 2005.
There is no provision within the application for affordable housing and indeed, bearing in mind the designation of much of the site for very low density housing and the character of the surrounding development; it is not considered appropriate to require that affordable housing is provided within the site in accordance with Housing Policy 5. Instead, the applicant should be required to make provision off site - either on another development or through a commuted sum, for this.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Those parties who own, occupy or represent properties in Castleward Green, Abbey Woods or Ballanard Road are all adjacent to the site or the access to the site and as such should be afforded party status in this instance.
There is to be no access through to Hightonwood Hill so those properties in Cherry and Cedar Walk who are not directly affected by the proposal should not be afforded party status: these properties are considered to be: 9, 10 and 13 Cherry Walk. The other properties in Cherry and Cedar Walk are close enough to the site to be directly affected and should be afforded party status.
Manx National Heritage and the Department of Agriculture, Fisheries and Forestry represent statutory authorities who raise material planning considerations and as such should be afforded party status in this instance.
The Manx Wildlife Trust, The Society for the Preservation of the Manx Countryside and Environment and the resident of Port Soderick are not statutory authorities or are directly affected by the proposal and should not be afforded party status in this instance.
The Estates and Housing Directorate are part of the Department of Local Government and the Environment and should not be afforded separate party status in this instance.
The Isle of Man Fire and Rescue Service who recommends liaison regarding fire precautions which are the responsibility of the Building Regulations and as such should not be afforded party status.
Manx Electricity Authority and The Isle of Man Water Authority raise issues associated with the provision of the supply of services, which are not material planning considerations and as such should not be afforded party status in this instance.
The owners of the land to the north of the Castleward Green are not adjacent to the site or directly affected by the proposed development and should not be afforded party status in this instance.
In summary therefore, the following parties comply with the provisions of Planning Circular 1/06 and should be granted Interested Party Status:
Accordingly, the following parties who submitted comments are not afforded Interested Party Status:
Recommended Decision: Permitted
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the layout of roads, plots and sewers of 21 dwellings and associated landscaping and open space as shown in drawings 2328.002 Rev A and 2328_ADR_500 Rev B both received on 21st December, 2007 and the location plan received on 15th October, 2007.
C 3. Prior to the commencement of any work on site there must be in place satisfactory provision for 5 affordable housing units off-site. This may take the form of a legal agreement with the Department for the payment of a commuted sum equivalent to the provision of 5 affordable units or guarantee of the provision of 5 affordable units elsewhere in Douglas, all in accordance with the House Purchase Assistance Scheme 2007.
C 4. No work may commence on site until such times as the splitter island to the north of the Ballanard Road and Johnny Watterson's Lane junction has been increased in width so as to accommodate pedestrians to the satisfaction of the Planning Authority after consultation with the Highway Authority.
C 5. Other than the removal of the six trees at the proposed entrance to the site shown to be removed on drawing 2328_ADR_500 Rev B, no works may commence on site, including excavation, until such times as those trees which are shown on the approved drawings as being retained, have been protected by stout fencing erected so as to protect the root spread of each tree, to the satisfaction of the Planning Authority after consultation with the Department of Agriculture, Fisheries and Forestry. After the erection of such fencing, the fencing must be retained in place for the duration of the development and no materials stored or deposited between the fencing and each protected tree.
C 6. There must be no discharge of surface water to the main foul sewer.
C 7. No development may commence on site until there is in place
C 8. Prior to the commencement of works on site, the applicant must have submitted to and approved by the Planning Authority a management plan for the areas of Open Space within the development.
C 9.
Each application for the development of the plots must be accompanied by a landscaping plan accurately illustrating the position, type and canopy spread of existing trees and the number, position and type of proposed trees as shown generally in the plans approved here. The tree planting shown in the plans hereby approved will be accepted as a minimum.
N 1. The application is recommended to liaise with Douglas Corporation in respect of the drainage of the site and should subit fully detailed drawings so that the Corporation may be satisfied that the proposal complies with Manx Sewers for Adoption and in respect of the diversion of the existing sewer which crosses the site and provision for future maintenance of the main sewer.
N 2. PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.
N 3. For water 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 Isle of Man Water Authority Planning and Projects Section, telephone 695958.
N 4. The applicant is advised that there are Underground Cables/Overhead Lines present in the area indicated in the planning application. Please contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Department, Network Services, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site.
The applicant is also advised to contact the Manx Electricity Authority for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 and GS6.
N 5. The applicant is advised to contact the Manx Electricity Authority Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Decision Made : ... Committee Meeting Date : ...
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