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Coünceil Valley Corpagh, Doulish
Susan Harrison Director of Housing and Property
The Planning Committee Department of Environment, Food & Agriculture Murray House Mount Havelock Douglas Isle of Man IM1 2SF
22nd September 2016
Dear Sirs
Please find a completed, signed, and dated Planning Application form, MacOwan Collett Consulting Engineers drawings numbered PA/01 location map and PA/02 proposed site plan together with this letter which makes up the Planning submission for the above.
The Willaston Estate is currently underway with a ten-year multi-million-pound capital program of essential external refurbishment work to primarily improve weather tightness but also to increase the lifespan of the existing dwellings and rejuvenate the overall appearance of the estate. The Planning Committee approval notice for the Willaston External Refurbishments dated 28th May 2015 is attached for reference. As part of this work, it was recently discovered during a survey that the dwellings, known as 60 and 62 Snaefell Road, Willaston had a structural defect which was beyond safe and economic repair. These two properties were consequently demolished.
The demolition of 60 and 62 Snaefell Road provided the Willaston External Refurbishment Scheme with an opportunity to temporarily utilize the plot as a second site storage compound area. The main site storage compound area is located towards the bottom section of the estate but is fairly tight for space. This compound provides site accommodation and welfare facilities whereas the top compound on the plots of 60/62 Snaefell Road is limited to a site storage area only.
The plots of 60/62 Snaefell Road have been utilized as a temporary site compound to store materials only and it is intended to use this compound for a four-year period up until completion of Phase 10 in September 2020. Once Phase 10 is complete, it is intended to redevelop the plots of 60/62 Snaefell Road with the construction of two new domestic dwellings. A Planning application for the two new dwellings will be submitted in due course.
P.O. BOX NO. 2, TOWN HALL, RIDGEWAY STREET, DOUGLAS, ISLE OF MAN, IM99 1AD TELEPHONE: (01624) 696300
www.douglas.gov.im
Please refer to clauses (A), Permitted Development, and clause (A1), Conditions, at the enclosed abstract taken from the Town and Country ( Permitted Development ) Order 2015 which was sent to the Council by a Technical Officer from the Department of Environment, Food and Agriculture ( DEFA ), Planning and Building Control after an enquiry was previously made about the temporary change of use of the site. Clause (A) Permitted Development states 'The provision on land of buildings, moveable structures, works, plant or machinery required temporarily in connection with and for the duration of operations being or to be carried out on, in, under or over that land or on land adjoining that land where planning approval has previously been granted following an application subject to the following conditions:- (A1) Conditions Any temporary building, structure, works, plant or machinery permitted by class A must be removed on completion of the development for which planning approval has been granted or in any event not later than 24 months after its initial erection or installation and within 12 months of its removal the land must be - (1) Restored to its condition before the development was carried out; or (2) Laid out in accordance with the approved plans related to the grant of planning permission.
The Order states that it is permitted to allow moveable structures, plant or machinery in connection with and for the duration of operations being carried out on land adjoining that land where planning approval has previously been granted. The temporary storage compound created on the plots of 60/62 Snaefell Road meets this criteria as the land adjoins the Willaston site, is in fact part of the site and planning permission has previously been granted for the operations. The Order states that structures, plant and machinery must be removed on completion of the development for which planning approval has been granted or in any event not later than 24 months after its initial erection. The compound was established in March 2016, well within the 24 month's timescale indicated. It was the Council's intention to apply for planning permission in due course for the continuation of the temporary change of use of the plots of 60/62 Snaefell Road.
Since receiving a copy of the Town and Country ( Permitted Development ) Order 2015 from the Planning and Building Control Office, the Council has been contacted again by the Interim Director of Planning and Building Control advising that 'I can understand why you feel the site is ideal for storage for the works that are on-going on the estate and can also understand why you feel that it might fall within the Permitted Development Order.
The Permitted Development Order would only allow for the compound to be sited there in relation to works either on plots of 60/62 or the 'land adjoining'. Whilst I appreciate that you may consider the whole of the estate as land adjoining, from a planning perspective the land adjoining could only reasonably refer to the land directly adjoining, which would be limited to work being carried out at no's 58 or 64 Snaefell Road. Any land beyond that would not be considered as adjoining'.
The Town and Country Planning ( Permitted Development ) Order 2015 does not state 'land directly adjoining' and refers only to 'land adjoining' which the plots of 60/62 Snaefell Road is. The site of works is the Willaston Estate which incorporates 60/62 Snaefell Road, clearly land not only adjoining but directly adjoining and part of the works. The Council is aggrieved that it is has been advised that it has breached a planning requirement when clearly the issued Permitted Development Order is both misleading, and, it would appear, very poorly worded. The guidance received from the Planning and Building Control Department would appear to contradict what the Permitted Development Order states in this respect.
Please refer to drawing number PA/02 proposed site plan which illustrates the tidy site compound with a purpose built perimeter fence. A well consolidated hardcore ground base was applied to the compound to supress weed growth, tidy the site and provide a suitable surface for plant to operate for loading and unloading materials. This is a very tidy and secure materials storage area which has temporarily replaced two, poor condition, void properties with excessive foliage growth to the front gardens. Whilst the site is currently a compound, it has actually improved the vista to a certain extent.
Not only do the plots of 60 / 62 Snaefell Road provide an essential storage compound, it also significantly reduces site traffic movements around the estate which can only be positive in terms of safety for the public. This is because site traffic does not have to travel the full length of the estate to collect materials at the lower main storage compound for work being carried out at the top section of the estate. If the site compound on the plots of 60 / 62 Snaefell Road was to cease, site traffic movements will increase considerably to the detriment of public safety.
It is essential that suitable space is available for the contractor to utilise for storage of materials for the programme of external refurbishment work to be realistically achieved. There is literally nowhere else available on the top section of the estate to provide this essential storage facility. Had there been, it would have been utilised well in advance of the demolition of 60 / 62 Snaefell Road.
The contractor's site hours are 8am until 5pm Monday until Friday and 8am until 12pm on Saturdays. The compound at Snaefell Road is in use during these times, however, due to the close proximity of the Willaston School, the storage compound is closed and delivery of materials does not take place during school opening and closing hours as a safety precaution. The site is closed on Sundays, Manx public holidays, TT Week and the Christmas period.
The compound is visited on average ten times a day for plant to load or unload materials. A Banksman is always present when the compound is in use and pedestrians are appropriately directed away from the compound area during times of operation. The compound has all the necessary safety signage in place.
Any associated plant accessing, egressing or parked close to the compound for loading or unloading is temporary until the task in hand has been completed under the guidance of a Banksman. Plant does not remain parked up for any prolonged period of time restricting any access for pedestrians and the loading / unloading process is very well managed.
Construction activity across the estate will shortly increase with other projects due to commence which includes the demolition of a block of flats and bungalows opposite the Willaston shops to clear that site for a proposed new sheltered housing complex. Kitchen refurbishments and garden boundary improvement works are also due to commence. The kitchen refurbishments and garden boundary improvement work will also require site storage and welfare facilities which can be accommodated towards the lower section of the estate. A compound for the new sheltered housing complex would be accommodated on the actual construction site. These projects will further increase construction traffic on the estate so any opportunities to reduce this, is fundamental to improving safety and appeasing the estates residents.
We would make comment that in the event that the Committee should refuse planning permission for the temporary change of use of 60/62 Snaefell Road from domestic social housing to a temporary storage compound area, the plot would likely remain empty for a number of years until all statutory paperwork, capital funding and a suitable contractor was in place to commence with construction. During this time the plot would remain secure but would likely be unmaintained due to maintenance funding restrictions to the detriment of those residents living nearby. Should planning permission be granted for two replacement dwellings, work would not necessarily need to commence for up to a four year period which ironically is the same period required to utilise the site as a fully maintained temporary storage compound.
We would make comment that during the future construction of two new domestic dwellings, site traffic around the plots of 60/62 Snaefell Road will occur numerous times on a daily basis and will unfortunately be disruptive for the neighbouring properties albeit the Council and appointed contractors always try to reduce inconvenience wherever possible. This same scenario is occurring now to those properties being externally refurbished around the estate. A major construction project such as this involves the use of construction plant and storage of materials. Without such machinery and facilities, it would not be possible to undertake the essential housing improvements.
It should be acknowledged that the Council is investing millions of pounds in its Willaston housing stock which not only increases the longevity of the properties providing warmer and more economical houses for its tenants, it is also creating a much improved environment in which to live. Unfortunately the nature of the work involves some disruption.
The Committee is asked to favourably consider the retention of the temporary site storage compound at 60 / 62 Snaefell Road, Willaston for a period not extending beyond September 2020 to assist with reduced site traffic movements and improved safety across the estate.
Regrettably, a refusal will increase site traffic movements on an already congested estate consequently increasing a safety risk to the public, increasing road cleaning regimes causing inconvenience to road users and will result in the existing lower storage compound being extended for storage of materials.
If the Committee deem the temporary storage compound at 60 / 62 Snaefell Road acceptable for a lesser period of time as a condition to an approval notice, whilst not ideal, this would be gratefully accepted which would assist tremendously with the current and future Willaston construction activity.
We look forward to learning of the Committees' decision in due course.
Yours faithfully,
ROBIN GREEN ASSISTANT PROPERTY MANAGER (CAPITAL)
Cc DOHP/ ACO(H&P)/File
P.O. BOX NO. 2, TOWN HALL, RIDGEWAY STREET, DOUGLAS, ISLE OF MAN, IM99 1AD TELEPHONE: (01624) 696300
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