Loading document...
The application site forms an area to the south of Derby Road (A20), Peel. The site, measuring some 17.3 acres (7 ha) is bounded by Derby Road to the north, fields to the east and south and a residential estate to the west. The application site was the site of Ballawattleworth Farm and an access lane links the site of the former farm buildings (now removed in the main), to Derby Road. Within the site, an area is zoned as Private Woodland or Parkland, this area previously accommodating the former farm buildings, now predominately removed.
The site is zoned as Predominately Residential in the adopted Peel Local Plan (Planning Circular 6/89), with the wooded area toward the centre of the site zoned as Private Woodland or Parkland. A valid Approval in Principle exists for the full extent of the application site (PA 04/01603 refers).
There have been a number of previous planning applications relating to the site, the following of which are considered relevant to this application:
PA 04/01603 – Approval in principle for the development of land for residential purposes, land at Ballawattleworth Farm, Peel. – Approved 01/04/05.
PA 05/00800 – Residential development comprising 167 dwellings, roads, sewers, landscaping and public open space and woodland, Land comprising Part of Ballawattleworth Farm, Peel. Application withdrawn 10/11/05
The application proposes the construction of 173 dwellings (including elderly persons housing), roads, sewers, landscaping and public open space and woodland, comprising part of Ballawattleworth Farm, Peel.
The site the subject of this application is located within an area zoned as Predominately Residential in the adopted Peel Local Plan, and as previously stated a valid Approval in Principle exists for the development (PA 04/01603 refers). The application site corresponds in all respects to that which was the subject of that approval in principle and as such, it is considered that the principle of the development of the site, including the area zoned as 'Private Woodland or Parkland' has been established.
The application has not been submitted as a Reserved Matters application but rather a Full Approval for Development involving building or engineering operations, however, the Approval in Principle application remains a material consideration in the determination of the application.
Proposed is the development of the site with 140 dwellings, these being a mix of two storey and single storey, detached, semi detached, terraced dwellings and apartments, together with 33 sheltered units, these being a mix of semi detached bungalows and semi detached and terraced houses. The element of sheltered accommodation is taken to meet the affordable housing element of the application. The style and finishes of the proposed dwellings would reflect the recent development by Heritage Homes at Ballawattleworth Estate.
With regard to the layout of the dwellings in relation to adjacent existing properties, the single storey sheltered accommodation has been sited adjacent to the boundary of the site with Rheast Bridson, thereby ameliorating any adverse impact due to overlooking. In addition, the dwellings on Plots 82 to 88 are located in excess of 20m from the rear elevations of the existing dwellings on Rheast Bridson. In the case of Plot 81, whilst this is some 18m from the No. 6 Rheast Bridson, given the position of that dwelling, it is considered that the proposed dwelling would not adversely impact on the amenity of occupiers of that dwelling. The proposed dwellings on Plots 112 to 120 are located in excess of 20m from the rear of adjacent existing residential properties, and where this distance is reduced in the case of Plot 91, the gable of the property would be some 13.5m from existing residential, which is considered to be an acceptable distance.
Access to the site would be gained via a new mini roundabout on Derby Road to the east of the existing farm access, with the existing farm access being used during the constriction of the estate and thereafter closed. An emergency access point is identified leading into Rheast Bridson, this being fitted with locked gates. In addition to vehicular access, pedestrian access is proposed to Derby Road, with two pedestrian access points, in addition to the main estate access. Pedestrian access is also indicated leading to Rheast Bridson via an existing lane, this being separated from the proposed sheltered housing scheme via a 1.8m high fence and from the existing dwellings at Rheast Bridson by an existing hedge. Within the site, the highway network comprises a mix of separate pavements and shared surfaces. An informal gravel path is indicated running through the area described as Parkland.
With regard to the emergency access point, this would be provided with a locked gate that would only be used in the event that access to the site via Derby Road was restricted so as to prohibit access by emergency vehicles. This is an accepted feature in developments served by a single access point. The residents of Rheast Bridson have for many years benefited from limited pedestrian traffic, and the introduction of a pedestrian access from the development will impact on the level of residential amenity currently enjoyed by occupiers of those properties. It must therefore be considered as to whether the impact of additional pedestrian traffic will result in an impact so adverse by reason of general noise, disturbance and activity, such as to warrant a refusal of the application on those grounds. Rheast Bridson is an adopted highway, with pavements on both sides of the road, and whilst it is acknowledged that occupiers will experience additional activity, it is not considered that such activity would reduce levels of residential amenity to a level that would justify a refusal of the application on those grounds.
An area within the site is zoned as Private Woodland or Parkland. Whilst it is proposed to construct a number of dwellings within the area designated as Parkland, the 17 houses proposed in this area will not necessitate the removal of trees to facilitate the development, although 5 trees within the area designated as Private Woodland would be removed. It is considered that the development within this area will not detract from the amenity provided by the designation.
Public open space within the site would be provided in a formal play area adjacent to plots 45, 46 and 48, together with an area adjacent to Plot 151 and the remainder of the designated Parkland area. Access to all of these areas would be via pedestrian links within the site and in addition, excluding the Parkland area, the public open space would benefit from natural surveillance provided by proposed residential properties.
The site will drain to the existing system, with a pumping station being built on site. An existing stream that traverses the site will be culverted and run under the proposed road for a short section.
There have been a number of objections to the development from local residents, primarily relating to infrastructure, the prematurely of the application, lack of play areas and leisure facilities, loss of privacy, flooding and noise and disturbance caused by the access gate/emergency access point. It is considered that these points have been addressed in the body of the report.
It is considered that the following who made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status.
The following are not considered to satisfy the criteria of Government Circular 1/06 and are therefore not afforded party status in this instance:
Mrs Hazel Hannan MHK The Occupier, Seacliffe, Old Castletown Road, Ballaveare, Braddan SPMCE
Recommended Decision: Permitted Date of Recommendation: 13.06.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 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.
C 3. There must be no discharge of surface water to the main foul sewer.
C 4. The proposed development must be connected to the main foul sewer.
NOTE: A Drainage Connection Fee will be payable to the Drainage Authority on this development
C 5. All services including electricity and telephone where installed must be laid underground.
C 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.
C 7. Only those trees identified for removal on the plans shall be removed as part of this planning approval.
C 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.
C 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.
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
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.
All plumbing stacks must be constructed internally.
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.
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 housing units in accordance with the House Purchase Assistance Scheme 2004.
PRIOR to the commencement of any works, the developer must consult with the Fire Prevention Officer with regard to the provision of fire hydrants, and, prior to the occupation of any dwellings, must implement the recommendations arising from this consultation.
For water connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the Isle of Man Water Authority Planning and Projects Section, telephone 695958.
The Disability Access Officer recommends that there are dropped crossing places procided at various points along any roads. Where shared surface options are proposed, there should be a clear delineation line between pavement and road to assist people with sight impairment.
Decision Made : ... Committee Meeting Date : ...
Copyright in submitted documents remains with their authors. Request removal
