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Application No.: 06/01730/A Applicant: Mr B K Corlett Proposal: Approval in principle for the erection of 20 detached dwellings and 6 (affordable) semi detached dwellings Site Address: Land Adjacent To Croit Ny Greiney Douglas Road Peel Isle Of Man ### Considerations Case Officer: Mrs F Mullen Site Visit: 15.01.2007 Expected Decision Level: Planning Committee ### Written Representations ### Consultations {{table:149362}} {{table:149363}} {{table:149364}} Consultee: Highways Division Notes: No objection Consultee: Peel Town Commissioners Notes: Refuse Consultee: Manx Electricity Authority Notes: Note to be included Consultee: Disability Access Officer Notes: Note to be included Consultee: IOM Water Authority Notes: Note to be included
The application site represents an area of land to the north of the A1Douglas Road, Peel. The site is currently in use as pasture, and is separated from the main road by a stone wall. Directly adjacent to the site are residential properties, these being predominately single storey.
The application site is located in an area zoned as Predominately Residential in Planning Circular 6/89, Peel Local Plan.
There have been no planning applications directly relating to the application site, however planning permission has recently been granted for the residential development on land directly adjacent to the application site, and the following application is therefore considered relevant to the application insofar as the layout of that development and proposed footpaths are considered relevant:
PA 05/92153 – Residential development comprising 173 dwellings including elderly persons housing, roads, sewers, landscaping and public open space at Ballawattleworth Farm, south of Derby Road, Peel. Approved at Appeal 10th January 2007.
The application seeks approval in principle for the construction of 26 dwellings, six of which would be identified as 'affordable housing units'. The dwellings would be accessed from a single vehicular access from Douglas Road. In addition, a pedestrian access link is indicated leading to the Queen Elizabeth II High School which is situated to the east of the site, and a children's play area/open space is identified to the west of the access road. Whilst the application is in principle, indicative footprints have been identified on the proposed plots.
Peel Town Commissioners recommend that the application be refused, on the ground that the development may have an adverse impact on the ability of the sewerage system to cope with additional dwellings, loss of trees and safety concerns relating to access and egress onto Douglas Road. The Department of Transport Highways Division do not oppose the proposal subject to a condition relating to the design of the road and footways. The Isle of Man Water Authority and MEA advise of no objection subject to the imposition of appropriate conditions.
Objections to the development have been received from occupiers of Tynwald Road, Douglas Road and Rheast Bridson, relating to access, infrastructure, and impact on residential amenity. In addition, a resident of Port Soderick objects to the development on the grounds of overdevelopment of Peel and lack of employment. A resident of Peveril Road objects on the grounds of density and access.
The Disability Access Officer has submitted comments relating to the layout of the development and the Police Architectural Liaison Officer has expressed concern relating to the proposed footpath link to the school.
The application proposes, in principle the residential development of land zoned as Predominately Residential in the adopted Peel Local Plan.
The site would be accessed from a single point on Douglas Road, and whilst a number of objectors raise the access as a concern, the site is located within the 30mph speed limit and the Department of Transport Highways Division advise that they do not oppose the application subject to the road and footways being designed in accordance with Manx Roads 1. A footpath link is indicated leading through the site to the adjacent school site, to which the Police Architectural Liaison Officer and local residents have raised concerns. A footpath link would avoid the necessity for children living on the estate to walk along Douglas Road, and provide permeability through the site. Whilst the submitted comments are noted, it is considered that the relatively short section of footpath, which would be overlooked by two dwellings therefore providing natural surveillance, is acceptable and desirable in residential layouts.
A number of local residents have expressed concern regarding loss of privacy and the detrimental impact of the development on residential amenity. Whilst the application is in principle, the submitted plans indicate the footprint of dwellings which indicates that adequate separation distances between proposed and existing properties may be achieved. This aspect would be more fully considered at such time as an applications seeking approval for Reserved Matters was submitted; however it is not considered that the layout as indicated would result in the loss or reduction in levels of residential amenity currently enjoyed by occupiers of adjacent properties.
With regard to the drainage from the site, no details have been submitted as part of this application, given that the application is in principle only.
On deferment of the application at the meeting of the Planning Committee on 2nd February 2007, advice was sought from the Department of Transport Drainage Division regarding the capacity of the sewage system to accept further discharge from the development proposed.
The Department of Transport Drainage Division advised that they oppose the application on that basis that:
"The existing downstream surface water system in Peel currently floods during storm periods; until such time as the Drainage Division has completed its current surface water separation scheme within the Peel area and the full effects of this scheme are known (i.e. the Division is to assess the system after various winter storms), the Division will not allow any additional surface water flows to enter the Peel drainage system."
The Division further advises that they consider the development to be premature until such time as the downstream works (involving the installation of new storm sewers in Peel to separate flows from foul/surface waters) have been undertaken (completion due June 2007) and assessment carried out on the sewer network during the subsequent winter period.
The application seeks approval in principle for the residential development of the land, and as such, on the basis that if approval is granted a further application seeking either approval of reserved matters or full detailed approval, would be required prior to the development of the site, should the Planning Committee approve the application it is considered appropriate to attach a condition in relation to the above information.
It is recommended that the application be approved.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore afforded interested party status:
The following parties who submitted comments are therefore not afforded interested party status under the provisions of Planning Circular 1/06:
Recommended Decision: Permitted
Date of Recommendation: 23.01.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 2. This approval relates to Drawing Numbers 01730/1 and SC940 SK1 A, submitted as part of this application and date stamped 26th September 2006.
C 3. Any future application seeking approval for Reserved Matters must include a scheme of landscaping which includes indications of all existing trees and hedges within the site and details of any to be retained together with measures for their protection during the course of construction.
C 4. Any subsequent application seeking approval of reserved matters must include details of consultation with the Department of Transport Drainage Division in relation to the capacity of the surface water separation scheme to accept additional flows.
N 1. The applicant is advised to consult with the Manx Electricity Authority to determine the clearance required from the (overhead high tension line) or (the underground cable) which crosses the site.
N 2. The applicant is advised to consult with the Department of Transport Highways Division prior to submitting an application seeking approval for reserved matters, in order that the roads and footways comply with Manx Roads 1.
N 3. Prior to the submission of an application seeking approval of reserved matters, the applicant is advised to consult with the Estates and Housing Directorate of the Department of Loacl Government and the Environment in order to discuss the nature and type of affordable housing provision required.
8 February 2007 06/01730/A Page 6 of 6
8 February 2007 06/01730/A Page 6 of 6
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