17 November 2017 · Committee
Field 320653, Main Road, Crosby, Isle Of Man, IM4 2ee
This application sought approval of reserved matters details for seven dwellings on a site at the south western corner of the crossroads in Crosby village, adjacent to a stream, children's play area, and community facilities. The site already held an outline planning approval for residential use (PA 15/00775/A), and the majority of the land was allocated for residential development in the 1982 Development Plan. The main planning issues were flooding risk, prematurity in relation to the emerging Area Plan for the East, and whether the development met amenity and highway standards. On flooding, the application proposed to increase the capacity of the adjacent stream by re-profiling it and diverting or culverting an existing ditch, with consultants concluding there would be no flood risk to or from the development if these works were carried out. On prematurity, officers concluded that the existing allocation and extant outline approval meant the application would not undermine the Area Plan process. The Planning Committee agreed with the officer recommendation and permitted the application, subject to eight conditions.
The application was permitted because the site had an existing outline approval and was already allocated for residential use in the 1982 Development Plan, meaning approval was not premature. Flooding concerns were addressed through proposed stream re-profiling and ditch diversion works, which consultants confirmed would remove flood risk. The Planning Committee determined the reserved matters details were acceptable and granted permission subject to conditions.
Condition 1
The development hereby approved must be commenced before 29th June, 2020.
Condition 2
Once the development can be connected to the public sewage treatment works, it must be and the stand alone temporary works hereby approved including any associated pipework which then becomes redundant, must be removed from site and the ground made good within 6 months of the connection of the site to the public system.
Condition 3
Landscaping, (including mitigation tree planting) and post planting maintenance shall be carried out in accordance with drawing 1060/C200F, in the first planting and seeding season following completion or occupation of any part of the development, whichever is the sooner. Any trees or plants (including those retained as part of the development) which within a period of 5 years from the completion of the development are removed, or, in the opinion of the Department, become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Department gives written consent to any variation.
Condition 4
There must be no disturbance to the bed or margins of the south eastern stream including disturbance due to in-channel works or entry to the watercourse by machinery and to ensure this, details of any proposed works to the north western bank profile of the stream running along the south eastern side of the site together with a construction method statement must be submitted to and approved in writing by the Department prior to the start of the construction of the path and the culvert and any embankment works: the method statement shall outline a suitable construction approach to reduce the possibility of disturbance of fish within the stream and the works must be carried out in accordance with these details and this statement all to avoid disturbance or injury to fish and protection of the aquatic and bankside habitat.
Condition 5
No development may commence until such times as protective fencing has been erected in positions approved by the Department to protect those existing trees which are to be retained, during construction. The approved fencing must be retained during the course of construction.
Condition 6
Prior to the occupation of any dwelling the garage, car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.
Condition 7
No construction work may be undertaken on the site other than between 0800 and 1900hrs Monday to Saturday inclusive.
Condition 8
Prior to the installation of any pipework between the proposed commercial unit and the A1/Church Road, the applicant must have approved by the Department, a method statement demonstrating how the pipework will be installed without interfering with the roots of existing trees.
