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Bat Survey (Manx Wildlife Trust, 2013)
Drainage Report (BB Consulting)
House Type, Computer generated images
This is an application seeking detailed planning approval for a development of 12 residential dwellings on a previously undeveloped site known as Ballakilloway, in Colby.
The application site covers 10,057 square meters (2.485 acres) and lies within an existing built up estate between the A36 Sloc Road and the A7 Ballagawne Road, to the north east of the junction of these two public highways. The estate as a whole is characterised by modern dwellings built in the 1970s and 1980s with some older properties alongside the highway. Houses are of mixed form with single and two storey properties, detached and semi-detached dwellings in gardens of various sizes and shapes. There are detached dwellings on all sides of the site and to the south is Greenacres, a large dwelling in its own grounds set in amongst substantial woodland and designated as Existing Low Density Housing in Parkland on the Arbory and East Rushen Local Plan 1999.
The Area Plan for the South (2012), provides the following brief for this site;
a. The findings of a Bat Survey undertaken at a suitable time of year, and b. An accurate Tree Survey which includes;
i. Identification of all of the trees within and bordering the site and their canopy spreads, ii. Details of the health and characteristics of those trees, and iii. Details of how the trees are to be protected against damage during and after the course of construction.
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The proposals are as set out in the application drawings and comply with the Development Brief for the site, in the following manner;
The proposed development of 12 properties is made up of 4 different house types of varying size and design. This is to, firstly, provide interest in the over site but also provide choices for potential purchases and achieve a mix in residents.
The exterior appearance of the houses includes the use of render, stone and cedar wood with large windows and cedar doors to achieve a contemporary appearance. Please refer to the site plan and the individual house type drawings and computer generated images for details.
The aesthetic and style adopted is that most desired by today’s purchasers as our ongoing sales experience elsewhere shows and is in the “Grand designs” theme, namely mixing natural timbers with the vernacular rendered finish together with dark coloured window frames. Equally other desirable requirements such as large open out folding doors and larger windows reflect buyer aspirations.
The exterior finishes of the houses have not only been designed to be attractive but also be low maintenance, thereby allowing the homes to maintain their pristine appearance.
The houses will have excellent levels of insulation and very low air leakage rates and will result in highly energy efficient homes.
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The site slopes from the north-west down to the south-east. The houses types which have been proposed are able to interface comfortably with the existing site levels, better than the increased footprint of larger alternatives.
The access road enters the site from Bradda view and runs down the centre of the site, terminating at a hammer head suitable for refuse vehicles and fire engines to turn around. All the properties face onto the road with their rear gardens facing onto the site boundaries. To ensure that the privacy of neighbouring properties is not impacted upon unreasonably, the existing perimeter trees and planting are retained and will be reinforced further, if required, to improve mutual privacy between adjoining properties. Please note that the two existing mature alder trees in Plot 8 have been retained and forms an effective natural screen between the house on Plot 8 and no.7 Ballakeyll.
The approximate distances between existing and proposed houses have been indicated on the drawings for information purposes.
A Bat Survey carried out by Manx Wildlife Trust, is included in Appendix A. This confirms that there are no bat roosts on the site and that the proposed development will have no detrimental effect on the local Bat population.
A landscape concept scheme, produced by Barry Chinn Associates forms part of this application and is included in Appendix B.
An accurate tree survey identifying all of the trees within and bordering the site and their canopy spreads and the health and characteristics of those trees, is included as part of this application.
Details of how the trees are to be protected against damage during and after the course of construction are also included.
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The site is currently an open field so demolition spoils will be minimal. The proposed site layout has been designed to works with the existing site levels and this will minimise site excavation spoils to keep transport requirements to a minimum.
The houses will be constructed from highly insulated, factory fabricated timber frames. This has the advantage of achieving highly energy efficient homes, homes which are fast to construct, produce little waste in construction and reduce the risks to health and safety associated with the construction process. Any waste produced during the construction process will be recycled if possible but otherwise will be disposed of in a Government approved site.
It is a relatively short walk from the Ballakilloway site, through Bradda View, along the A36 Sloc Road and down to the A7 which is a public bus route, thereby providing opportunity to reduce car travel.
The proposed drainage designs have been developed by BB Consulting in liaison with the Isle of Man Water and Sewage Authority. The proposals have been agreed by IOMWSA. In summary, storm water will be dealt with using a combination of onsite soakaways and attenuated discharge which runs along the south-west boundary of the site. The foul sewage will discharge back into the main sewer in Bradda view partly through gravity and partly through an onsite pumped system. Please refer to BB Consulting’s report for details, contained in Appendix C.
With regards to the provision of a pedestrian/cycle link to Odins way or Carrick Bay View, the proposed site is bounded on all sides by residential properties not in our ownership and therefore the provision of a pedestrian/cycle link would not be possible. This has been discussed and agreed with Miss Sarah Corlett of the Planning Department.
The Isle of Man Highways Department (Ms Hazel Fletcher) have been consulted on the road layout and have confirmed they are happy with the proposed arrangement. The site road will be finished in block paviors, to differentiate it from the existing road in Bradda View, which is finished in macadam.
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All the properties are provided with integral garages and with a minimum of 2 off road car parking spaces. The width of the proposed road and the size of driveways comply with the Highway departments recommendations.
There are existing overhead MEA power lines crossing the site from the end of Bradda View to the MEA substation on the north-east boundary of the site. These will be replaced with underground cables as part of the proposed works.
The proposed properties will be connected to mains electricity, water, gas and foul drainage.
The Isle of Man Strategic Plan(2007), Housing Policy 5 requires that;
‘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.’
To comply with this Policy requirement, 3 of the twelve houses would need to be provided as affordable units. We have consulted with both Mr. Phil Halliwell of the Department of Social Care and Ms. Sarah Corlett of the Planning Department and have agreed with them that we would be able to provide the 3 required affordable units on our Cronk Cullyn site which is also in Colby. The Cronk Cullyn site is in a more sustainable location with good access to local facilities and transport system and better suited to affordable homes. A planning application for the Cronk Cullyn site will be submitted concurrent with this application. If approval is not granted on the Crock Cullyn site then a section 13 agreement can be entered into for a commuted sum.
The Isle of Man Strategic Plan(2007), Appendix 6, states that ‘...developments of ten dwellings and above will have to make provisions for open space’.
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Due to the small additional number of units (2no.) that we have on this site, over the ten units set out in Appendix 6 of the IOMSP, and the fact that all proposed properties are provided with large private gardens, it has been agreed with the planning officer that the provision of open space will not be required. In recognition of this, it has also been acknowledged that we are providing more open space than required on our Cronk Cullyn site, over and above the minimum required on that site. Cronk Cullyn will also be provided with a fully fitted out children’s playground area including suitable play equipment.
The following planning applications have been considered in respect of this site; PA 04/2344 – Approval in principal for residential development – Permitted. PA 05/1713 – Residential development comprising detached dwellings, estate layout and drainage application – Withdrawn. PA 05/92421 – Residential development comprising 12 detached dwellings estate layout and drainage – Approved then refused on appeal. PA 08/00908/B – Residential estate of 5no. dwellings with access road, drainage and landscaping-Approved then refused on appeal.
The Isle of Man Strategic Plan (2007), Strategic Policy 1 states that;
‘Development should make the best use of resources by- (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space and amenity standards.’
The proposals comply with this requirements. The Area Plan for the South (2012), provides Development Brief 17 for this site. The proposals comply with the above requirements.
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| Planning Department | Miss Sarah Corlett |
| Department of Social Care | Mr Phil Halliwell |
| Isle of Man Water and Sewage Authority | Mr Ian Wade |
| Highways Department | Ms Hazel Fletcher |
| Manx Wildlife Trust (Bat Survey) | Mr Duncan Bridges |
Consultations have been undertaken with the following departments, details of which are included above and within the application documents;
We believe the proposed scheme complies with the Southern Area Plan Development Brief for the site and also the relevant Policy requirements as set out in the Isle of Man Strategic Plan, apart from those relating to affordable homes and open space, for which alternative arrangements have been agreed with the relevant Government Departments.
The proposed development has been designed to address the existing site conditions, with minimal impact on existing neighbouring property owners. This development will be a positive addition to the Isle of Man housing stock and provide a nice living environment for the eventual residents.
This application has been fully considered and able to be progressed to construction stage if planning approval is granted.
We trust that we have provided sufficient information for this application to be considered but please do not hesitate to contact the writer if you have any questions.
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