8 June 2016 · Committee
Gas Works, Access To Gas Works From Four Roads, Port St Mary, Isle Of Man, IM9 5lf
The application covers a brownfield site to the west of Station Road, Port St Mary, accessed via a lane between the Station Hotel and the railway station. The site previously housed decommissioned gas containers and associated buildings, none of which were in active use. The scheme proposes 20 dwellings arranged in three groups: five two-storey houses at the eastern end with 45-degree pitched roofs and artificial slate; a row of six three-storey dwellings with stepped rooflines and Juliet balconies to the front and projecting rear balconies; and a longer terrace of nine dwellings with the same stepped profile and integral garages. Finishes across the scheme combine coloured weatherboarding and render, which the officer considered added variety and visual interest. Key planning issues included land contamination (a survey concluded residential use was acceptable), ecology (nesting birds were identified and addressed through mitigation), drainage (new surface water and foul systems proposed), and the proximity of a drain approximately 3.5m from the site boundary. The site's location close to the railway station, bus route, shops, and other village facilities supported its sustainability credentials.
The committee approved the scheme because the principle of residential development on this previously developed site had already been established by an earlier decision, and no material change in circumstances justified departing from it. Contamination, ecology, drainage, and design issues were all assessed and found acceptable. The coloured weatherboarding and varied roofline were considered to produce a sufficiently interesting scheme, and the public open space provision met Strategic Plan standards.
previously developed land
Development will not be permitted outside of those areas which are zoned for development
affordable housing
25% of provision should be made up of affordable housing
Housing Policy 5: 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. The term affordable housing is defined by the Department as housing which is either: directly provided by the Department; or directly provided by Local Authorities; or meets the criteria for the Department's House Purchase Assistance Scheme 2004 (and any successor schemes approved by Tynwald). 8.7 New Housing in Existing Settlements 8.7.1 Recent Local Plans and Area Plans have included development briefs guiding the design and layout of land which is zoned for residential use. Such briefs should not needlessly prescribe design, but should indicate site-specific constraints, the need for provision of public facilities or amenities (such as play areas, neighbourhood shops, or land for schooling, open space, or road improvements), and, if appropriate, the maximum or minimum density and the need for the inclusion of an element of affordable housing. Where these briefs state that an optimum density should be achieved this should not be used as an argument for higher density development which has an adverse effect on the residential amenity of adjoining properties or the character of the area.
contaminated land
unless it can be demonstrated that there is no unacceptable risk
loped land is an important element in achieving regeneration and sustainable development objectives and to improve both the built and living environment. This is supported by paragraph 7.20.2 and Environment Policy 26 of the Strategic Plan. Development proposals on contaminated and/or unstable land, or where previous land use may indicate some level of contamination, must include an assessment of the extent of contamination and/or instability and any possible risks. Transport and Utilities Introduction This Chapter focuses on Transport (roads, public transport, cycleways, footpaths) and Utilities (energy, telecommunications, water supply, sewerage drainage and electricity). This Plan addresses infrastructure issues within distinct C hapters but it is impossible to plan for different kinds of infrastructure in isolation. The work undertaken to support this plan has included comprehensive site assessments looking at all aspects of development and needs in terms of supporting infrastructure, as well as scenario testing work which looked at broad development patterns and the implications on infrastructure as a whole. Issues relating to roads and utilities are often referred to as grey infrastructure and were discussed in the scenario testing work in these terms. Ahead of sections on ' area plan objectives' and 'area plan desired outcomes' in this Chapter, there is a brief discussion of two important long term infrastructure strategies which set the broad context for the preparation of the Area Plan for the East. This Plan incorporates the objectives of both the National Infrastructure Strategy and the Harbour Strategy and is in support of their desired aims. Strategic Plan Implementation - Transport and Utilities The Isle of Man Strategic Plan contains specific strategic policy in respect of transport and other grey infrastructure. The Chapters on Strategic Objectives and Strategic Policies state that development needs to: • optimise the use of previously developed land; • use sites efficiently; • utilise existing and planned infrastructure, facilities and services; • minimise journeys by private car, make best use of public transport, not adversely affect highway safety for all users, encourage pedestrian movement; • be located and designed to promote a more integrated transport network; • encourage the efficient use of energy; • safeguard the efficient operation of the Island's ports for fishing, commercial and leisure use without compromising environmental objectives; and be well served by modern telecommunications without compromising the protection of the landscape. The overall objective for these may be summed up as being to protect pub lic-benefiting utilities and other assets and enable the orderly provision and co -ordination of these and other facilities for the benefit of the community. Since the Strategic Plan 2016 was adopted, some changes have occurred relevant to the services and utilities - changes to titles of service authorities and suppliers and changes to strategies and service types and terms used to describe those types. None of these changes alter the intention of the policies in the Strategic Plan and are thus taken into account in this Area Plan as natural evolutions of business operations. All-Island Strategies National Infrastructure Strategy15 While the Area Plan for the East is a short to medium term document, the National Infrastructure Strategy (NIS) aims to ensure there is an integrated, reliable, secure and resilient provision of Island-wide infrastructure that meets the social and economic needs of the Island up to 2050. The document presents an audit of the Island's current infrastructure, sets out the available capacities for each key asset and identifies any known issues with supply. It then examines a number of factors which could impact on the future provision of the Island's infrastructure: the Island's population and age structure, the spatial distr ibution of development, the economic situation of the Island, climate change, technological change and the need to meet national and international obligations and regulations. Finally, consideration is given to the obsolescence of each of the Island's key assets. Key assets in the East identified in the document are: • Douglas and Laxey harbours • Combined Cycle Gas Turbine (CCGT) facility at Pulrose and the Energy-from-Waste Facility at Richmond Hill • Gas pipeline for Glen Mooar to Pulrose Power Station • LPG stores in Douglas • The Douglas Water Treatment Works • West Baldwin, Clypse and Kerrowdhoo Reservoirs • Meary Veg sludge treatment facility The NIS Strategy identifies the following issues faced by specific assets: • Flood risk to the National Sports Centre, D ouglas Fire Station, Banks Circus bus depot, Douglas Railway Station, Pulrose Power Station and Pulrose Bridge after major flooding occurred in 2015; and • traffic congestion at Quarterbridge and Governor's Hill roundabouts. The Strategy concludes that the Island's key assets are currently ma
landscaped amenity areas
Recreation Policy 3: Where appropriate, new development should include the provision of landscaped amenity areas as an integra l 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. 10.3.9 Open Space in new developments should be provid ed within the site, but where it is impractical to provide the recreational space within the site, consideration may be given either to (a) provision off-site, but conveniently close thereto; or to (b) the use of commuted sums, which, under the terms of a section 13 Agreement, would be paid to the Local Authority as a contribution towards the provision of community recreational open space. Further details of these requirements are included in Appendix 6.
Condition 1
1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
2. Prior to the commencement of any works on site, including and particularly any demolition, any sites which are known or suspected to accommodate birds or bats must be treated such that birds and bats may not enter to roost, in a manner including timing, to be agreed with the Department and after consultation with the Biodiversity Office and the development must be undertaken in accordance with these details.
Condition 3
3. Prior to the commencement of any work on site the visibility splays on drawing no 1274-000A date stamped 4th August 2015 shall be provided and maintained at a height of 1.05m thereafter.
Condition 4
4. Prior to the occupation of any dwelling the highway between Station Road and the dwelling shall be provided to at least base course level.
Condition 5
5. Prior to the occupation of any dwelling, the parking, including the garage, associatedwith that dwelling shall be provided and maintained free from obstruction and available forcar parking thereafter.
Condition 6
6. All garages must remain available for the parking of a vehicle associated with thehouse to which the garage is attached.
Condition 7
7. All planting, seeding or turfing comprised in the approved details of landscapingmust be carried out in the first planting and seeding seasons following the completion ofthe development or the occupation of the dwellings, whichever is the sooner. Any trees orplants which within a period of five years from the completion of the development die, areremoved, or become seriously damaged or diseased must be replaced in the next plantingseason with others of a similar size and species.
Condition 8
8. Prior to any demolition or development work, details for ensuring that no bats orSchedule 1 bird species are present on site, and details of mitigation for loss of habitat,shall be submitted to and approved in writing by the Department. Such approved detailsthat be adhered to prior to, during and post construction.
