Heritage Homes Supporting Statement

Heritage Homes Ltd

Planning Approval in Principle for Residential Development of Fields 311825, 311826, 311827, 314444 & 315097, between Derby Road/Poortown Road and QEII School Playing Fields, Ballawattleworth Farm, Peel

Statement of Supporting Information

0601393

1. The site is an area of approximately 30 acres on the eastern side of Peel, immediately south of Derby Road/Poortown Road and to the north east of the QEII High School and its playing fields. To the west of the site is a parcel of land which is the subject of a current planning application seeking detailed planning approval for 173 dwellings (PA 05/92153, which has been approved by the Planning Committee), and to the east of the site is open agricultural land. The site itself is generally comprised of agricultural grazing land, with a farm lane enclosed by trees running along the boundary between fields 311825 and 315097.

1. The site is entirely within an area which is designated for Predominantly Residential Use by the Peel Local Plan. The Local Plan also confirms that the land is allocated for residential development in the 1982 Development Plan, and whilst Residential Policy 5.14 of the Plan makes reference to the density of new residential development it does not provide any guidance as to what density might be appropriate for a site of this nature.

1. The emerging Isle of Man Strategic Plan contains draft policies which seek to strike a balance between efficient and effective development to meet the needs of the community and the need to protect and improve the quality of the environment. Amongst the Strategic Policies of the Draft Plan it is stated that development should be located primarily within existing settlements or in sustainable extensions of such, and that sites should be used efficiently taking into account the need for access, landscaping, open space and amenity standards. The Plan also suggests standards in respect of open space provision and car parking provision.

1. Planning approval in principle is being sought for the residential development of the site, a land use which is in accordance with the zoning of the Peel

Local Plan. Development of the site would take place subsequent to the development of the land immediately to the west (which is the subject of a current detailed application). This application includes a masterplan which indicates how the site will be accessed, how it will link into adjoining development, the approximate density of development within various parts of the site, and the extent and location of public open space.

1. Access for the development will principally be by way of a new roundabout on Poortown Road which will also serve the existing access for recent development to the north (Oak Road). There will also be link roads through from the development to the west (PA 05/92153). At the request of the Department of Transport the main spine road into the development will be designed as a 6.1 metre wide distributor road so that the traffic from any future links can be accommodated. Some small hedge trees (e.g. hawthorn) may need to be removed to facilitate access but the mature trees which enclose the existing farm lane between fields 311825 and 315097 would be retained.

1. The development will be served by the existing neighbourhood centre immediately to the north of Poortown Road, which includes shops, a dental surgery, a hairdressers, a children's nursery, a takeaway, a pub and a site for future community use. It will also be served by the existing school playing fields to the south and the public woodland to the west, as well as having new public open space created within the site. A newly created footpath network will cover both this application site and the development of the land to the west (PA 05/92153) and will make provision for a footpath link into the school grounds.

1. Development of the site will be at a range of densities and will provide a mix of dwelling types, including affordable housing where required. The dwelling figures shown on the masterplan are approximate and result in a total number of dwellings in the region of 455. Given the house types likely to be used it is envisaged that the number of new residents generated by the development would be in the region of 975. Both surface water and foul drainage will be taken to existing systems.

1. Inclusion of DHSS facilities?
2. Archaeological condition? Note.
3. Approval/Demial to indicative layout?

"Soft edge" to the East; lower density?

1. Architecture/character of buildings/ layout
2. Affordable housing?
3. Discharge from SFP?
4. Prematurity?
5. Distributor Road?