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i. the sports pitches - that dialogue is maintained between the developer, landowner/trustees, the Ballakilley Working Group, local sports clubs and Local Authorities; and ii. the Rushen Church Cemetery extension - that dialogue is maintained with the Rushen Burial Ground Authority.
The land set aside for i. and ii. above does not negate the need to provide adequate public open space on fields 411529 and 414546 in line with Recreation Policy 3 the Isle of Man Strategic Plan, 2007, or its replacement.
All land identified as public open space must be designed and retained for the long term for the purposes of play and amenity (unless it forms the area identified for the cemetery extension - see point 6 above). Planting and landscaping methods must be suitably designed with convenient footpath access. The possibility of incorporating community woodland should be explored as part of any scheme.
The main vehicular access to the residential area should be from Church Road entering into field 414546 and must be landscaped to soften its appearance. This new junction and road should allow vehicular access to the proposed residential area and have the ability to access any future car park or ancillary buildings associated with the recreation /sports pitches. Advice from the Highways Division (DoI) should be sought on this matter. 3.3 The following Strategic Plan policies are considered relevant in terms of this development: i) Strategic Aim: "to plan for the efficient and effective provision of services and infrastructure and to direct and control development and the use of land to meet the community's needs, having particular regard to the principles of sustainability whilst at the same time preserving, protecting and improving the quality of the environment, giving particular regard to our uniquely Manx natural, wildlife, cultural and built heritage." ii) Strategic Policy 1 which states: "Development should make the best use of resources by: a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings and re-using scarce, indigenous building materials; b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space and amenity standards and c) being located so as to utilise existing and planned infrastructure, facilities and services". iii) General Policy 2 states: "Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: a) is in accordance with the design brief in the Area Plan where there is such a brief; b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an adverse effect on road safety or traffic flows on the local highways;
j) can be provided with all necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; I) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption." iv) Strategic Policy 10: "New development should be located and designed such as to promote a more integrated transport network with the aim to: a) minimise journeys, especially by private car; b) make best use of public transport, c) not adversely affect highway safety for all users, and d) encourage pedestrian movement." v) Transport Policy 4 states: "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." vi) Environment Policy 42: "New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans." vii) 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." viii) Recreation Policy 3: "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 pace in accordance with standards specified in Appendix 6 to the Plan." ix) )Recreation Policy 4: "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." x) Appendix 7: "New built residential development should be provided with two parking spaces per dwelling, at least one of which should be within the curtilage of the dwelling and behind the front of the dwelling, although the amount and location of parking will vary in respect of development such as terracing, apartments, and sheltered housing. xi) Appendix Six sets out the standards for the amount of POS to be provided in conjunction with residential developments. The open space standard is based on the adopted Department standard of a minimum of 3.2 ha of open space per 1000 population ( 32 sq metres per person). This standard is further broken down into a requirement per person of:
Occupancy levels are considered to be the equivalent of the following: 2 bedrooms - 36 sq m formal open space, 12 sq m children's play space and 16 sq m of amenity space: a total of 64 sq m per dwelling.
3 or more bedrooms - 54 sq m of formal open space, 18 sq m of children's play space and 24 sq m of amenity space: a total of 96 sq m per dwelling 3.4 The development comprises 156 dwellings, 37 of which are 2 bedroomed and 119 are 3 or more bedrooms. As such, the following would be the requirement for public open space: 7,758 sq m of formal open space (eg pitches), 2,586 sq m of children's play space and 3,448 sq m of amenity space (space which may enhance the appearance of the development and provides breathing space between built form but has no particular use or function): in total 13,792 sq m of public open space. 3.5 The Southern Area Plan also states at paragraph 1.13.1 that "Development Briefs" within the plan are intended to provide guidance on how a site should be developed. They provide an indication of the kind of development the Department would encourage and support. They may include general development principles as well as any specific requirements. the briefs are not intended to be exhaustive (for there may be other requirements necessary at the planning application stage) or replace the requirements of the Isle of Man Strategic Plan". It also states, "it is important to make the best use of potential sites, which is a requirement set out in the Isle of Man Strategic Plan" (paragraph 4.4.6) and "The number of units on the sites has not been specified within the Development Briefs unless there is a valid planning reason for doing so or, there is a valid planning approval which specifies the number of units on the site and this specification remains appropriate...To this end, the Department will ensure that a density level on the sites is realised which makes best use of the available land and seeks to optimise the number of dwellings on the site. This should not be taken to be an opportunity to seek maximisation of the site but a more considered approach to ensuring that the best use is made of the site, taking full consideration of all material considerations." (paragraphs 4.13 .1 and 4.13 .2 ).
4.1 No planning applications have been submitted for this site which are considered relevant to the consideration of this current application.
5.1 The occupant of Crofton, Surby expresses concern at the density of development and the impact which the development would have on the drainage and highway infrastructure. He suggests that to have further residential development proposed alongside a medical practice and primary school is not acceptable. 5.2 The owners of 76, Magherbreekyn object to the application on the basis that they consider the development is over-intensive, resulting in a loss of privacy for themselves and others in the Ponyfields and Milner Park and Close properties and the residents of Southlands. They consider that the amount of traffic emerging onto Church Road will be dangerous and would prefer a development which has access onto the Ballafesson Road, leaving the space between Southlands and the Ponyfields available for recreation. 5.3 The occupant of 44, Magherchirrym is pleased that field 414532 will be used for recreation purposes but objects to any trees being planted at the rear of their property without prior consultation as this will obscure the outlook and view from their property. 5.4 Rushen Parish Commissioners state that they have always been supportive of some development on this site but were disappointed when so much residential land was allocated in the final version of the plan, but nevertheless accept that it is and have had regard to the brief in the plan. They are concerned at the number of dwellings and state that this should not be exceeded by future amendments. They stress the importance of a properly designed access and traffic features so close to the primary school and the traffic which is associated with that. They would support any recommendations made by Marashen Crescent Elderly Persons Housing Committee and the Department of Social Care regarding the need for
sheltered housing. The green areas in the development must remain open. They express concern at the longevity of timber cladding and painted render and wonder whether dashed render would be better in the longer term and require less maintenance. They suggest that planting should include semi mature species so that screening takes less time to establish and would like the footpath shown into field 414214 extended along the boundary behind the houses and out onto Church Road. They are very pleased to see the transfer of the recreation land to the local authority (ie them) and they will work with the Ballakilley Working Party to determine which uses are appropriate to the area. 5.5 Department of Social Care Housing Division request that affordable housing is required here and that it should be a mix of public sector rented and first time buyer housing. 5.5 The owner of 14 , Milner Close suggest that the development does not comply with the requirements of the Southern Area Plan in that it states that the removal of open or green spaces should not be allowed and that the development should include structural planting which softens the impact of the development and that the development should respect the amenities of those in adjacent dwellings. They consider that their right to quiet enjoyment of their property will be affected by the introduction of a row of car parking spaces "hard against" their boundary and those of 18 and 18, Milner Close and 16, Milner Park. They feel that the development is over-crowded and tight up to the south western, western and eastern boundaries to the detriment of those living there. They feel that a planted buffer should be included to separate the proposed from the existing dwellings. They are concerned at the capacity of the drainage system and the ability of soakaways to accommodate the surface water from the development. They are supportive of a development which respects the amenities of existing properties and which enhance the environment and sporting opportunities in the area. 5.6 The owners of Thornhill, Castletown Road which backs onto the development site, object to the application on the basis that there are too many houses and that having so many private houses reduces the ability in the longer term to comprehensively redevelop the houses if they come to the end of their useful lives. They do not consider that simply because the land is designated for residential use it can be used only for residential purposes. The consider that the site is prone to flooding and wonder whether the sewerage system could not redesigned to avoid pumping. They consider that smaller estates are more attractive and that currently there are 135 houses for sale under $£ 300,00$ and 94 between $£ 300,00$ and $£ 500,00$ in Port Erin, Colby and Port St. Mary and a further 72 for rent, suggesting that there is not the need for the homes proposed here. They query whether there are the services - doctors, dentists, schools to support the additional population. they welcome the provision of sports facilities and wonder whether the original owner of the estate would have wanted such a high density of built development on the land. They also object to the inclusion of a footpath to the rear of their property and ask if it could be relocated: the amended plan does this. 5.7 The owner of 73, Magherbreekyn objects to the number of dwellings, consider that the site should be developed only for recreational facilities and that any housing should be alongside Ballafesson Road. They do not consider that there is a need for sheltered housing and are concerned at potential noise nuisance from the substation and pumping station. 5.8 The MEA request consultation regarding the provision of electricity supplies to the site. 5.9 The owner of Wychwood on Honna Road considers that the scale and density of development is too great, the existing services will not be able to cope with such an additional demand, increased traffic will adversely affect highway safety on Church Road/Old School Road and the length of time it will take to complete the development will mean years of disruption to local residents. They also express concern that the stone wall between the proposed cemetery expansion area and the development is to be removed and the stone used
to repair other lengths of stone wall. They wonder what will replace the wall and what this land will be used for before and until it is used for cemetery purposes and considers that the wall should be repaired and retained. They also enquire whether percolation tests have been undertaken to ensure that the land is suitable for soakaways. 5.10 The wall is in very poor repair and in some places has disappeared completely. In order to provide a soft edge to the development, this stone wall has been removed in order for the edge of the development to be formed by a meandering line of trees and hedges. The application contains information on drainage including percolation tests which were undertaken and all are reported as satisfying "BRE 365 requirements" which are a standard of soakaway design. 5.11 Port Erin Commissioners feel "compelled" to support the application but are concerned that the public open space into which the surface water will drain is boggy and are concerned at the on-going costs of a pumped foul main. They are also concerned at a potential lack of community integration due to a mix of house types and all of the affordable housing located at one end of the site. They indicate that the affordable housing should be in the form of sheltered housing and ask that planting is undertaken with discussion with the owners of property alongside. 5.12 The owner of 37, Maghergarran supports the provision of a footpath from the car park alongside 68 and 69, Magherbreekyn for use by schoolchildren from the Ponyfields estate going to Rushen Primary School. She considers unnecessary the tree planting along the boundary of field 414532 with 7-11 Magherdonnag and 37-41 Maghergarran and any future pavilion should be sited alongside the car parking area behind 11, Magherdonnag and 37 Maghergarran where it would be most convenient to link its drainage with the existing services and where it will have the least impact on the existing dwellings in the Ponyfields. She states that her property is a registered tourist unit and therefore the views are very important. 5.13 It should be noted that whilst plan reference 17.01 P3 shows an indication of where pitches and a pavilion may be located, these are not the subject of this application. The points regarding the pavilion and drainage are good ones and should be taken on board when these facilities are proposed.
6.1 The site is designated on the Southern Area Plan as being suitable for a form of development which makes provision for and does not prejudice residential development on the land between Southlands, Milner Park and Close and the Ponyfields, with provision for recreational open space on the two fields to the north east. In discussions both with sports clubs, the local authorities, the burial authority and the planning office, it has been agreed that the most agreeable layout would involve the recreation space being provided in field 414532 alongside Magherdonnagh and Magherchirrym and the extension to the burial ground in field 414214. The reason for this is that field 414532 is flatter and larger and field 414214 is closer to Rushen Parish Church and would enable a potential car parking area to be provided to serve the church and the potential extension to the burial ground. 6.2 The proposed development does not include the development of the recreational facilities on field 414532 nor the access but does provide the structure planting along the south western boundary. This planting will affect the view from the properties which abut this boundary. however, the planning system is in place to protect the public interest not the private view of individual householders. The edge of Port Erin at this point is relatively abrupt, as viewed from the Ballafesson Road and from higher up, from the Surby and Ballakillowey Roads. As such, whilst there may be an impact on the householders in Magherdonnagh and
Magherchirrym, the resultant benefit to the public is considered to outweigh this objection and impact. 6.3 Similarly, whilst there is a suggestion that the residential built development should be pushed outward into the outlying fields and recreation provided alongside Southlands and the existing edge of Port Erin, this would not achieve the soft edge to the village which is an objective of the Southern Area Plan and would simply move the built edge further into the countryside and make the residential development less sustainable than it would be as shown in the application, as the dwellings would be further from the village and its services and amenities. 6.4 Whilst there is an objection that the development should not be located close to the medical facilities and school, the pursuit of sustainable development would suggest that this is the very location where additional residential development should be located, such that residents can walk to the local doctor and primary school and that the nearest bus stop is within convenient walking distance, either to enable the residents to get to Port Erin, Port St. Mary or further afield if they so wish. The proposal satisfies the requirements of Strategic Policy 1, Strategic Aim and all of the policies which direct development to existing towns and settlements. 6.5 As such, it is recommended that there is no reason to depart from the recommendations in the Southern Area Plan that the site is suitable for development and that the built development should be alongside Southlands, the Ponyfields and Milner Park and Close. 6.6 The first requirement in General Policy 2 is that the development should accord with the development brief in the local plan, if there is one. In this case there is such a Brief contained within the newly adopted Southern Area Plan (see paragraph 3.2 above). 6.7 The Brief requires that there is a Master Plan submitted with any application for any part of the development area, which provides information on phasing, landscaping, vehicular and pedestrian access, drainage and overall integration of the various uses to the existing community. The application includes a Master Plan which demonstrates that the development as proposed can make provision for the extension of the burial ground, the provision of recreation facilities which could include a full sized rugby pitch, training pitches and a clubhouse. The application includes details of phasing, which provides for the provision of the structure planting in the first phase, details of vehicular access into the site and provision for pedestrian and in some cases vehicular accesses into adjacent land and to nearby facilities. The scheme allows for vehicles to be able to access the recreation land through the estate, to enable for example emergency vehicles to be able to get from the adjacent site through the estate to the recreation area, were there to be an emergency, rather than having to drive into Port Erin and up Ballafesson Road and back. The scheme also provides for pedestrian access into the burial ground and to the church were there to be path links through field 414214, and pedestrian links into the Ponyfields and to the medical facilities to the south. The application includes a drainage plan which demonstrates how the site will be drained. The siting of the development and its pedestrian links demonstrate how it will be integrated into the existing settlement with its future occupants being able to access the adjacent Ponyfields development and vice versa and providing pedestrian access between the site and the Ponyfields to the medical facilities as well as enabling future occupants of the site to access the primary school and public transport links by foot rather than relying upon private transport and integrating its future occupants with the existing settlements and its population. 6.8 The development brief requires that the built development is contained within fields 414546 and 411529 , which it is, and that a lower density of development and suitable landscaping in the vicinity of Rushen Cemetery in order to protect its setting and the function of the wider area as a Green Gap and that any structural planting/landscaping will be
provided during the first phase of housing development. This structural planting should seek to soften the current "hard edge" appearance of the existing housing and future edge of development. The development accords with these requirements. The density of development becomes increasingly less dense towards the north east (see paragraph 2.3 above). 6.9 The Brief requires that the phasing of the development effectively starts with the development alongside Milner Park, Close and Ballakilley Close and progressively moves towards the north east with the structure planting introduced in the first phase. What is proposed does introduce the structure planting in the first phase but the phasing for the dwellings will start alongside Church Road and move progressively towards the denser part of the development. The applicant explains that if they complied with the Development Brief, this would result in residents in the first phase having to travel through an active construction site whilst subsequent phases were in progress which would be contrary to the best Health and Safety practices for a construction site and would have an adverse impact on the new residents. 6.10 There is no reason given in the development brief for the phasing as requested and there are reasons both for and against the phasing as prescribed - for example if the phasing for built development started inside the site then the building works would be less apparent from the main public views from Church Road although the roadway would be in place but would not be immediately apparent what it would serve. If the dwellings were built first alongside Church Road, this could effectively provide a visual screen from Church Road of the remaining development which is under construction. The difference would be that construction traffic would be passing the built and occupied development rather than occupants having to pass through a development site. Either way there is a potential conflict for some time of occupants coming into contact with construction traffic. 6.11 Whilst the proposed development does not comply with the development brief in this respect, it is not considered that there would sufficient (or indeed any) harm or adverse impact from the undertaking of the development as proposed and as such it is not considered that the non-compliance with this aspect of the development is such as to warrant refusal of the application. It is worth remembering that the Development Briefs are, as stated in the Plan itself, an indication of the kind of development the Department would encourage and support rather than prescriptive and definitive ways in which the development must be carried out. The most important element of the phasing is that the structure planting is carried out in the first phase, as is shown in the submitted plans. 6.12 The brief requires that a drainage master plan must be included following discussion with the Isle of Man Water and Sewerage Authority to ensure adequate arrangements for the position of tail connections and surface water discharges. Further modelling will be required to agree all discharge points. The application provides a plan which demonstrates how the residential part of the site will be drained and the applicant has consulted the Isle of Man Water and Sewerage Authority in respect of the capacity of the existing foul system to accommodate the additional flows from the development. Percolation tests have demonstrated that the ground is suitable for the use of soakaways for the disposal of surface water and these are proposed both within individual plots and within the Public Open Space for highway drainage. 6.13 The Brief requires that residential area shall be restricted to fields 411529 and 414546 and must include a mix of house types. The layout and design of the new housing must be such as: to create a sense of place recognising the site's position at the edge of the built up area of Port Erin; to respect the amenities of existing adjoining dwellings and residents; to take account of Rushen Cemetery which projects southwards from Barracks Road; and to result in a landscaped, soft edge to the development which forms the boundary between Port Erin and the Parish of Rushen. The residential development is restricted to the prescribed
areas and contains a mix of seventeen different types of housing, some with further variations which offer a range of $2-6$ bedrooms with terraced, semi-detached and detached dwellings with one and two storeys. The design incorporates some of the elements of the existing adjoining housing - the white render and gables of Milner Park and Close, the terraced form of some of the Ponyfields and Ballakilley Close but with new and identifiable elements such as the use of timber boarding and grey surround detailing around some of the windows which will distinguish the development from others, thus creating an identifiable sense of place in accordance with the Brief. The scheme also includes structure planting and a curved boundary to the potential burial land which, with the reduction in density will create a soft edge to the development at this point. 6.14 The Brief requires that affordable housing must be provided in accordance with the approved standard for that particular time (current requirements are set out in Housing Policy 5 of the Isle of Man Strategic Plan, 2007) which echoes the requirements of Housing Policy 5. As described in paragraph 2.21 the development makes provision for $25 \%$ of the units to be provided as affordable units as sheltered housing administered by a local housing authority and as first time buyers' units administered under the Government's Housing Purchase Assistance Scheme. 6.15 The Brief requires that sufficient land must be set aside on either Field 414532 or 414214 to accommodate a sports pitch, and a training pitch (approximately 4 ha in total) and this must be shown on the Master Plan. Any building(s) normally associated with such uses, such as changing facilities or groundsmens' stores may be acceptable, together with an area of public car parking. Any such buildings/car parking, should be modest in size having regard to their function, and should be so sited as not to threaten the overall function of the land as a Green Gap. The application does not propose the layout of this part of the site, other than the structure planting, but illustrates how pitches, clubhouses and car parking facilities may be provided on field 414532 without prejudicing the remainder of the development. The application indicates that this land will be provided to the local authority as part of the development. A condition should be attached to ensure that this occurs or that adequate provision is made such that the land is available for Public Open Space and cemetery purposes in due course. 6.16 The brief requires that provision must be made for a cemetery extension which may include an area for a green cemetery or natural burial ground (this is generally a burial area with no headstones, sculpted markers or permanent vases. There are normally no manicured lawns or paved roads/paths). This extension may, until such time as it is required, be used as public open space and laid out as such. The area intended for the cemetery extension must be shown on the Master Plan. This is indeed shown and again, whilst not actually being provided, the master plan indicates how the land can be used as Public Open Space until the land is needed for burial purposes. This land will also be handed to the local authority. 6.17 The brief states that fields 414214 and 414532 must be available for such uses even if taken forward/delivered by others during or after the completion of the other elements of the development. It is recommended that in order to facilitate the provision of: i. the sports pitches - that dialogue is maintained between the developer, landowner/trustees, the Ballakilley Working Group, local sports clubs and Local Authorities; and ii. the Rushen Church Cemetery extension - that dialogue is maintained with the Rushen Burial Ground Authority. 6.18 The applicant has been involved in a number of meetings with the various local authorities with an interest in this site, as well as the elected Members for Rushen, the wardens and vicar of Rushen Parish Church and representatives of local sporting organisations. The purpose of these meetings was to establish the local aspirations for the
site, particularly the provision of recreation and leisure facilities and the safeguarding of land for the expansion of the church burial facilities. 6.19 The Brief states that the land set aside for i. and ii. above does not negate the need to provide adequate public open space on fields 411529 and 414546 in line with Recreation Policy 3 the Isle of Man Strategic Plan, 2007, or its replacement. It also states that all land identified as public open space must be designed and retained for the long term for the purposes of play and amenity (unless it forms the area identified for the cemetery extension see point 6 above). Planting and landscaping methods must be suitably designed with convenient footpath access. The possibility of incorporating community woodland should be explored as part of any scheme. 6.20 The development provides around $2,500 \mathrm{sq} \mathrm{m}$ of open space in the centre of the development which would be the optimal location for children's play facilities, being overlooked by dwellings and easily accessible from all of the estate. The development provides a further $3,900 \mathrm{sq} \mathrm{m}$ of amenity space around the residential area. The recreation area in field 414532 provides up to $40,500 \mathrm{sq} \mathrm{m}$ of potential public open space. The children's play space and amenity space within the development complies with the requirements of the Strategic Plan in terms of the amount and location of such open space. The provision of the recreation land to the local authority more than adequately provides for the formal open space $-7,758 \mathrm{sq} \mathrm{m}$ required compared with $40,500 \mathrm{sq} \mathrm{m}$ provided in field 414532 . This does not include any of the land to be made available in field 414214 as Public Open Space in the short term and burial land in the longer term. As such, it is considered that the scheme complies in full with the requirements of the Brief and the Strategic Plan in terms of open space and will provide significantly more recreation and leisure opportunities for the area and its population. 6.21 The Brief requires that the main vehicular access to the residential area should be from Church Road entering into field 414546 and must be landscaped to soften its appearance. This new junction and road should allow vehicular access to the proposed residential area and have the ability to access any future car park or ancillary buildings associated with the recreation /sports pitches. Advice from the Highways Division (DoI) should be sought on this matter. The scheme complies with these requirements. It is important that a formal hardsurfaced access into the recreation site is not provided as this could become a short cut into the adjacent land where the residential estate is not so designed and where such additional traffic could undermine pedestrian safety and the residential amenities of the estate. It is important, however that pedestrian access is available into this area for the residents of this estate and for emergency access (see paragraph 6.7 above). 6.22 It is considered that the development complies with all of the Brief in the Area Plan other than the prescribed phasing but for the reasons set out in paragraphs 6.9, 6.10 and 6.11 above, this does not justify refusing the application. 6.23 The requirements of the Strategic Plan are also relevant, although some of the requirements may already have been set out in the Development Brief. 6.24 As set out above in paragraph 3.3 , the Strategic Aim requires development to be planned such that services and infrastructure are provided efficiently and effectively and that development is directed and controlled to meet the community's needs, having particular regard to the principles of sustainability whilst at the same time preserving, protecting and improving the quality of the environment, giving particular regard to our uniquely Manx natural, wildlife, cultural and built heritage. In many ways this has been addressed by the designation of the site for residential purposes in the Southern Area Plan, which presupposes that the site is in a sustainable location and the principle of its development will not have any adverse impact on the natural, cultural or built development. The site does represent a
sustainable extension to an existing settlement - whilst on the edge it is next to the settlement's medical facilities and within walking distance of the village and public transport thereto and beyond. There is no evidence that there is any cultural, built or natural elements which would be adversely affected by the development. As such, the development is considered to accord with the Strategic Aim. 6.25 Strategic Policy 1 requires that development should make the best use of resources by ensuring efficient use of sites, taking into account the needs for access, landscaping, open space and amenity standards and being located so as to utilise existing and planned infrastructure, facilities and services. The development provides an efficient use of land but at the same time maintaining acceptable distances between buildings and respecting privacy of both future and existing occupants of proposed and existing property and providing satisfactory amounts of well located Public Open Space. As such it is considered that the development satisfies the requirements of Strategic Policy 1. 6.26 General Policy 2 sets out standards of development where there is a presumption in favour of the principle of residential development and the development should accord with these principles in the interests of good planning and an acceptable standard of development. a) The development is in accordance with the design brief in the Southern Area Plan; b) The development is considered to respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them in that a relatively new style of housing is to be introduced but one which includes elements of finish and form which can be found on the buildings adjoining the site. the density of the development varies within the site, reflecting both the varied density of development adjoining the site and also the relationship with the open land alongside. c) It is considered that the development will not affect adversely the character of the surrounding landscape or townscape for the reasons set out above. d) There have been no wildlife or locally important habitats on the site or adjacent land, including water courses which would merit protection from the proposed use and development of the land. e) There are no public views of the sea which are currently available from or across the site which would be affected by the proposal. f) There are currently some stone walls which define the field boundaries within the site but most are in poor condition with some sections having disappeared. The site is also mainly flat. The proposal will retain and repair the boundary walling around the edge of the site and the current line of stone wall separating the future burial ground extension with the housing land will be removed to create a soft and undulating edge to the built development. There are no trees on site which will be affected by the development. g) The development provides a minimum of 20 m between properties where windows would look directly towards each other, both in terms of new properties within the estate and where new properties would be alongside existing dwellings. Where this distance is less than 20 m there are no windows looking directly at other windows or there are already vantage points into the said windows and where additional windows looking into this area would not result in an unsatisfactory level of amenity for either resident. As concerns have been raised regarding the proposed tree planting along the boundary of the proposed recreation space and how this may interfere with the outlook from the residential properties alongside, it is considered appropriate to include a condition which seeks a further detailed plan which indicates where the trees would be planted and ensures that whilst there is still a softened edge to the Ponyfields estate, that the outlook of the residents may be maintained to a reasonable extent. h) The development provides a safe and convenient means of access for those in vehicles, on bicycles or on foot, together with adequate parking in accordance with the standards in the Strategic Plan and manoeuvring space.
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