Officer Report Recommendation

1. Ms Newton comments adversely on the size of the units. This is a matter for the housing authority and it is noted that the application is supported by the Department of Health and Social Care. 10. Whilst the parking spaces may not comply with the standards set out in Manx Roads, there is nothing in the relatively lengthy initial submission from Department of Infrastructure Highway Services to suggest that the parking spaces are in any way deficient. 11. Ms Newton suggests that the development may prejudice the development of land alongside although she does not explain how and refers to the fact that the access road goes right up to the boundary with Croit ny Greiney. There is no inference that this is unacceptable in terms of its impact on the existing dwelling on the site alongside and if access is provided to enable a continuation into this site then surely this facilitates development on this site rather than prejudicing it? 12. Ms Newton states that the applicant has not undertaken a Transport Assessment, particularly as there are no up to date traffic figures in an area where traffic has increase in recent years and that this is contrary to Transport Policy 8. Transport Policy 8 refers to "major development" and ones which The Department consider would be likely to be "significant traffic generators" (paragraph 11.5.4). What "major" development may be is not defined in the Strategic Plan and Department of Infrastructure Highway Services do not include in their initial concerns the fact that a Transport Assessment has not been provided. They assess the likely morning peak would generate 8 arrivals and 8 departure and the evening peak 6 arrivals and 6 departures. This is not considered to constitute a "major development" in traffic terms or one which generates significant traffic. 13. Ms Newton suggests that as The Links accommodates a number of significantly sized dwelling the amount of traffic it generates "may" be far greater than the smaller sized units. No surveys have been undertaken to demonstrate that this is the case and there is no recognition in the Strategic Plan to suggest that larger dwelling should have available to them more parking than a smaller sized dwelling. She also suggests that traffic emerging from The Links may "be hampered" by vehicles exiting the application site. By hampered, presumably Ms Newton means delayed. There is no suggestion that the proximity of the accesses will result in a reduction in highway safety. Whilst traffic slowing down to access The Links may "obstruct" traffic leaving the application site, this is merely a lengthening of the time traffic waiting to exit the application site will have to wait. There is no reduction in highway safety, merely the convenience of those using the application site. There is no information to demonstrate how much longer and how frequently those wishing to exit the application site would have to wait. As such, it is not accepted that this is a sustainable reason for refusal of the application. 14. Ms Newton is critical that there is no assessment of alternative sites but does not explain why alternative sites should have been considered as the site's proposed use is compatible with the land use designation. 15. Bats: Ms Newton suggests that there is no indication that a proposed replacement roost on this site is likely to be acceptable nor where it should be created. Likewise, there is nothing to suggest that it will not be acceptable and the requirement for the site to provide an alternative use was suggested by Department of Environment, Food and Agriculture who is charged with the responsibility of administering the Wildlife Act under which the bats are protected. Presumably if the site was not suitable, Department of Environment, Food and Agriculture would simply have reserved their request until the application for the redevelopment of the current roost site were submitted. Whilst additional points have been raised it is not accepted that these represent a reason why the application should be refused and the application continues to be recommended for approval. Yours sincerely, Miss Sarah Corlett Senior Planning Officer