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The site defined in red represents a strip of land approximately 40m wide and 180m long lying alongside the land which has approval for the development of a mixed residential scheme, to the south of Derby/Poortown Road (A20). The application site does not extend all the way to the A20 but stops 8 or 9m short of it: similarly the site also stops short of the treed farm lane running east from the former Ballawattleworth Farm buildings. The site is part of part of a larger open field which is relatively flat.
The site lies within a wider area which is designated as Predominantly Residential on the Peel Local Plan of 1989.
Planning permission has been sought for the principle of residential development of the application site under PA 06/1393. This application proposed approximately 458 dwellings and was refused for the reason that
a) the Strategic Plan indicates that, in the West of the Island during the Plan Period (2001 - 2016), there is a need for only 1000 dwellings, of which 814 have been, or can be, provided by existing approvals, by conversions, and by windfall sites; a further 173 dwellings have been approved on the adjoining land to the west; and b) the proposed development would create a demand for more school places than currently exist or for which there are proposals.
a) proposes housing at a generally inappropriately high density for an "edge of town" site; b) proposes an abrupt interface between the built development and the countryside which would have an adverse impact on the landscape; and c) proposes a layout which would have little in common with the local character of Peel.
The field to the west has permission for residential development under PAs 04/1603 (in principle) and PA 05/92153 (in detail permitted on appeal) and as modified under PAs 07/1191, 1192, 1193, 1701, 1702, 1872 and 2131. Permission was refused for the use of Kerrowcoar and Rheast Bridson as a temporary access to serve 33 sheltered housing units under PA 07/1119.
Proposed now is the temporary storage of soil excavated from the residential development site. This has already commenced and soil is already piled on the site which is defined by a post and wire fence with access from the field straight into the development site. Some of the dwellings on site are already constructed. The period being sought for the storage of soil on site is 2 years and the applicant has indicated that the piles of soil will not exceed 6.5m in height. The excavation of the soil from the development site is "substantially complete" which would suggest that the stockpiles will not increase in size or number but that the material will be taken from the stock piles as the development continues and the material is required for the landscaping or if not required will be taken to an approved landfill site.
A resident of Port Soderick comments that it may be better to store the material close to the development site rather than tracking it back and forward from a site further away.
Department of Transport Highways and Traffic Division do not oppose the application.
Peel Town Commissioners consider that 6.5m piles are too high and recommend refusal without prejudice to a further proposal for stockpiling up to 2m in height.
The Planning Office has contacted the Environmental Protection Unit for their comments but none has been received.
I have discussed the proposal with the applicant who explains that the current stockpiles are at highest 6.5m and that they will not get any higher. The present height enables a view of the trees in the background and in my view is not excessive. Whilst it would be preferable not to have the stockpiles, this is a necessary part of the development of the estate and it is more sustainable to have the stockpiles close to the site and where movement of the material does not involve trafficking it onto the public highway and indeed until the new housing is occupied, the soil is not immediately adjacent to any residential property which is not already affected by the works associated with the
development itself. The site is designated for development although recent proposals have been refused (see above).
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.
The resident of Port Soderick is not directly affected by the proposal and as such should not be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 10.01.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
This permission relates to the storage of soil taken from the development site immediately to the west, for a temporary period of two years which will expire on 30th November, 2009 (which is two years from the date of submission) or until such times as the residential development is completed, whichever is the sooner. Upon completion of the development or at the expiry of two years as above all deposited soil must be removed from the site, the temporary fencing removed and the site used in conjunction with the remainder of field 315097 as Open Space /Agriculture.
The soil may be stored at a height not exceeding 6.5m above original ground level.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made: Permitted Date: 11/1/08
Signed: _________________________ M. I. McCauley Director of Planning and Building Control
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