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area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans.
The housing needs of the Island will be met by making provision for sufficient development opportunities to enable 5,100 additional dwellings (net of demolitions), and including those created by conversion, to be built over the Plan period 2011 to 2026.
Housing Policy 4: New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14.
In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that $25 \%$ of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more.
Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive.
Where appropriate, new development should include the provision of landscaped amenity areas as an integral part of the design. New residential development of ten or more dwellings must make provision for recreational and amenity space in accordance with the standards specified in Appendix 6 to the Plan.
Open Space must be provided on site or conveniently close to the development which it is intended to serve, and should be easily accessible by foot and public transport.
New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.
The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan.
The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.
Areas of landscaped public open space are to be provided within the proposed development. Although some existing trees are to be felled as part of the proposed development there are native trees proposed to be planted along with new manx sod hedges and native boundary planting / screening to ensure the successful integration of the development within the wider landscape context. The open space is to be formed adjacent to the Oatlands Road to allow a sense of openness to prevail.
The house types have been designed to be traditional in appearance whilst providing accommodation suitable for modern living. The materials have been chosen so that the development sits well within its surroundings as the use of render / natural stone wall cladding and slate effect tiles are common on the buildings in the surrounding area. Additional features such as chimneys and concrete verges will give the houses a more traditional appearance.
Plot 1 is to be accessed off of the existing access to Dale Nurseries. All other plots are to be accessed via a new entrance off of Oatlands Road. The new entrance is to provide
visibility splays of $2.4 \mathrm{~m} \times 90 \mathrm{~m}$ to the north east and $2.4 \mathrm{~m} \times 70 \mathrm{~m}$ to the south west. Each dwelling has been provided with $2 \mathrm{~N}^{\circ}$ off street parking spaces with 11 units having an additional garage. Turning heads have been provided suitable for refuse vehicles and fire appliances.
The site lies approximately 600 m from Andreas village centre where there are bus stops, shops, primary school, church, park, public house and village hall all within 10 minutes walking distance via made up pathways. A meeting was held with Highway Services to discuss highway safety matters and their requests have been incorporated into the proposals. See attached meeting minutes.
All foul and surface water drainage from the site is to connect into the existing foul and surface water sewers in accordance with BB Consulting drawings and specification. No rainwater is to discharge into the existing drainage ditch behind Oatlands Bungalow and Oatlands Lodge. The existing drainage ditch is to be replaced with a French drain and drainage proposals are set out in the accompanying information from BB Consulting.
The existing site is at risk of fluvial flooding from the existing storm water drainage system. The flood level in the area is approximately 19.65 mADO 2 ( 19.30 ground level plus flood depth 0.35 m ). It is also recommended that a 600 mm freeboard be added. As a result the floor levels for plots 1 and 2 have been set at 20.25 mADO 2 . The remaining dwellings will be set above this height to suit the site topography.
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