Planning Statement

STATEMENT TO ACCOMPANY PLANNING APPLICATION - AUGUST 2015 UPDATED MARCH 2016.

RE: PLANNING APPLICATION FOR RESIDENTIAL DEVELOPMENT OF LAND AT KIONDHOOAG, HIGHER FOXDALE, PATRICK FOR A.V. CRAINE \& SONS LTD

The Scheme

This site is zoned residential on the Foxdale Local Plan 1999 - Area 3, land opposite Springfield Terrace.

This Application incorporates requirements and advice from Government Agencies in order to achieve an acceptable design for the proposal and to be in accordance with the requirements of the Isle of Man Strategic Plan and the 'Local' Foxdale Development Plan 1999. The development brief contained 9 points.

1. Any proposal for development of the Site must be accompanied by proposals for the restoration of the Louisa Mine site. The Mine site may only be used, after restoration as Open Space.

The restoration of Louisa Mine site has taken place.

1. Any proposal for development must be sub-divided into a number of smaller phases such that control over the timing of the development can be retained by the Planning Committee and the impact of the development on the Village can be controlled.

This Application is for a portion of the Site and the section nearest the Village of Foxdale, complying with the need for the impact on the Village to be controlled.

1. All dwellings must be connected to the main foul sewer with all surface water channelled into the surface water drain: all drainage must be gravity-fed: pumped systems will not be acceptable to the Department of Transport as it would seem feasible to drain most of the Site by gravity. Furthermore, the downstream sewer has a finite capacity which may be constrained by pumping and the installation of a Pumping Station only for dwellings which cannot be drained by gravity, would, in the opinion of the Department of Transport not be justified in terms of extra running costs (energy and maintenance).

Connection to mains foul sewer Surface water channelled into surface water drain Drainage to be gravity-fed Drainage Department confirmed that the infrastructure can cope with this development. Amended 1416 DEFA, PLANNING AND BUILDING CONTROL DIVISION Town and Country Planning Act 1999

1. Whilst a specific density of dwellings on the Site is not laid down here, development should generally become less dense as it approaches the edges of the Site which border open countryside. Here, greater attention should be given to tree-planting to soften the edge of the Development.

Density - This Development is for high densite 2 and 3 bedroom dwellings allowing for lessening of density away from the Village.

1. Development of the Site must acknowledge the presence and amenities of "Kiondhooag" : sufficient space must be afforded to this existing dwelling and in this respect no new buildings may be erected within 30 metres of the dwelling itself.

Open space for this in development of adjoining Site.

1. Prior to the commencement of any works which may be approved on the Site, the Applicant must ensure that the Site is not contaminated.

If tests reveal that contamination is present, the appropriate method of dealing with any toxic material must be agreed with and carried out as directed by the Environmental Health Inspectorate.

Contamination of land will be managed by tests on the Site and if found to be contaminated to unacceptable level, appropriate methods of dealing with this contamination to be agreed with the Environmental Health Inspectorate prior to starting of any work.

1. All pipework must be installed not only to the satisfaction of the Department of Transport, but also to that of the Environmental Health Inspectorate in order to ensure that no contamination enters the water course.

If contamination of the ground is found, it will be dealt with as in No. 6 above.

1. The design of the new buildings should reflect that of the older, more traditional buildings within the Village: the use of traditional materials will be encouraged - slate-like roofing tiles, rendered or Manx Stone walling etc. A variety of complementary styles of building is encouraged.

The design of building has been carried out in compliance with this Clause and in conjunction with the Planning Department.

1. Development of the Site should include at least one area of open space which could be used for children's play.

The Site includes an area of open space for children's play. It may, should arrangements be acceptable, be suitable for the adjoining Site (owned by Brickfields Ltd).

1. Mr. Almond and Hazel Reid of the Highways Department regarding the provision of the site access and sight lines and internal roads and parking requirements. Legal rights of way of adjoining land to East to secure vision in that direction. Agreement to enter into a Section 109 for the entrance area to the Site from the Highway.
2. Mr. Wade and Mr. Cowin of the Drainage Department regarding the provision of mains foul sewerage system and its disposal, and the requirements regarding the disposal of surface water from the site, the dwellings and the incorporation of the existing watercourse which crosses the site and its discharge into the stream on the properties Southern boundary.
3. The Patrick Parish Commissioners regarding the provision of Children's Play area in an acceptable area has been incorporated in the plan and the Developer is to provide a Bond and/or performance of the provision and reach an agreement with the Commissioners for maintaining the play provision. The Applicant has suggested that this play area provision could be shared with the adjoining Yorkfields development (If acceptable to Yorkfields and the Patrick Commissioners) Final response still awaited.
4. The Police Advisor (Constable Radcliffe) regarding design for public safety) and incorporating his recommendations on public spaces to minimise potential areas of danger.
5. The adjoining Owner to the East - the Yorkfields development site which has been the subject of planning applications, to further its development. We have co-operated on the matter of the sight line provision for this Application site and in regards of accepting surface water for the development of the Yorkfields site.

A copy of a plan and the legal agreement confirming these arrangements is enclosed in the Application documents.

1. Social Housing - The provision of a block of $2 / 3$ bedroom houses is incorporated in the Scheme, following consultation with Mr. Phil Halliwell of the Housing Department. It is noted on the drawing that the appropriate agreement will be entered into by the developer prior to starting.
2. We have liaised with the Electricity, Water, Gas and Telephone Providers during the process of preparing the Site Layout and they have all indicated that their Service can be provided.
3. Fisheries - we have consulted with DEFA regarding protection of the stream that runs along the Southern boundary, from contamination. A Clause has been agreed for the protection of the stream during development of the Site. DEFA have confirmed this Clause would be acceptable in order to protect the fish populations in downstream areas also. The Clause reads as follows (D.E.F.A. may require that works that affect the Site can only be carried out in the period of July to September (inclusive) in a calendar year. The Owner/Contractors are to provide the Fisheries Dept with details of the proposed starting date for the works and liaise with them with regard to all works on the area within 9 metres of the stream in order to prevent any pollution of the water - prior to the start of the Development.

1. Fire Prevention Department. Requested that the application be annotated to include a requirement for the developer to consult with the Fire Service regarding the provision of fire hydrants, prior to starting any work and that the highway design was suitable to include access for fire fighting vehicles.
2. Contamination -

The application drawing to include a clause requiring the site to be sampled for contamination prior to the commencement of development and that any measures required they are agreed with the Environmental Health Inspectorate prior to commencement of work on the development.

1. Mines - The Owner has been in discussions with the Mines Division of the Department of Economic Development and undertakes that the Developer will carry out all required ground surveys and remedial works (should they be required), to deal with any issues if any are identified prior to commencing the work.

General -

The Developer is to confirm with the Planning Committee/Department that all undertakings are fulfilled prior to commencement of work on Site.

The Applicant has liaised with the Fisheries Division of DEFA and agreed a range of measures to protect the stream that adjoins the Site from contamination during the works.

Agreement should be submitted by the Developer to the Planning Department prior to starting work.