3 July 2006 · Committee
Fields 311767 311765 314439 314441 314443 And 311823 Part Of, Ballawattleworth Farm, Poortown Road, Peel, Isle Of Man, IM5 1qg
The application proposed 173 dwellings on a 17.3-acre site (7 ha) at the former Ballawattleworth Farm, bounded by Derby Road to the north and the existing Rheast Bridson residential estate to the west. The scheme comprised 140 dwellings — a mix of detached, semi-detached, terraced houses, apartments, and two-storey and single-storey units — alongside 33 sheltered units (semi-detached bungalows and terraced houses) intended to meet the affordable housing requirement. The site is zoned as Predominately Residential in the Peel Local Plan, and a valid Approval in Principle (PA 04/01603) already existed for the full site, including the area zoned as Private Woodland or Parkland, establishing the principle of development. The layout addressed potential impacts on neighbouring properties: single-storey sheltered units were placed along the boundary with Rheast Bridson to limit overlooking, most plots were set more than 20 metres from existing rear elevations, and even the closest plot (Plot 91) had its gable some 13.5 metres from existing homes, which was judged acceptable. Access was to be provided via a new mini roundabout on Derby Road, with the existing farm access used during construction and then closed, and an emergency access into Rheast Bridson fitted with locked gates.
The Planning Committee approved the application in line with the officer's recommendation. The principle of residential development across the whole site had been established by the earlier Approval in Principle. The layout was considered to adequately protect neighbouring residents from overlooking and overbearing impact, with separation distances and the positioning of single-storey sheltered units along the shared boundary judged sufficient to avoid material harm.
Peel Local Plan
Government Circular 1/06
site must include provision for a footpath link to join the site to the north allowing pedestrian access from the Main Road to the Colby Glen Road, via Site 13 and the site being developed under 11/0684/B. Advice must be sought from the Highway's Division (DoI) prior to any application being made. 5. Development plans must include ground level information and cross sectional drawings to show the relationship of any new dwellings with existing dwellings in Ballacriy Park which appear to be at a lower level than the Ballacubbon land.
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This approval relates to the following plans and information submitted as part of this application, date stamped 10th November 2005, 100A, 101P, 102P, 103A, 104A, 105A, 106A, 107B, 108A, 109A, 110A, 111A, 112, 113, 114, 115, 116, 117B, 118B, 119B, 120B, 121D, 122A, 123, 124A, 125, 126B, 127A, 128B, 129H, 130A, 131A, 132A, 133A, 134C, 135A, 136A, 137, 138, 139, 200F, 201F, 202, 203, 204D, 205D, 206D, 207D, 208D, 209, NE799ONE006 002A, Drainage Calculations, Statement.
Condition 3
There must be no discharge of surface water to the main foul sewer.
Condition 4
The proposed development must be connected to the main foul sewer.
Condition 5
All services including electricity and telephone where installed must be laid underground.
Condition 6
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Condition 7
Only those trees identified for removal on the plans shall be removed as part of this planning approval.
Condition 8
Prior to the commencement of works on site, including site clearance those existing trees on site whose removal is not authorised by this approval, must be adequately protected against damage during the course of construction, and in particular during the period an area is used on site for a site compound, in accordance with the recommendations contained in British Standard 5837 (Section 8). The area between the trunk of each tree and the fencing shall thereafter be referred to as the Protected Area. After the completion of development works, the Protected Area must remain free from excavation or the deposit of materials. Where it is unavoidable that services are located near trees, hand digging must be utilised.
Condition 9
No works shall be commenced on the penultimate dwelling on the site until the estate road has been completed to the satisfaction of the Planning Authority after consultation with the Highway Authority.
Condition 10
Before each dwelling is occupied the proposed vehicle parking facilities shall be provided in accordance with the submitted drawing to the satisfaction of the Planning Authority after consultation with the Highway Authority and shall thereafter be so retained
Condition 11
No dwelling on the site shall be occupied until the estate road has been constructed to at least base course level and adequately lit from the junction with the adopted highway up to the access to the dwelling to the satisfaction of the Planning Authority after consultation with the Highway Authority.
Condition 12
All plumbing stacks must be constructed internally.
Condition 13
On completion of the estate road to base course level, the existing farm access lane from Derby Road must be sealed and all traffic to the site, including construction traffic, must use the estate road.
Condition 14
Prior to the commencement of any works on site, there must be concluded between the applicant/developer and the Department a formal agreement whereby units 56 to 88 inc. will be made available to the Department as affordable sheltered housing units.
Condition 15
Prior to the occupation of the dwellings hereby approved, the area designated as 'play area' shall be laid out and made available to Peel Town Commissioners.
