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The site represents a parcel of land, approximately 72m by 95m located to the south of the site of a residential development which is commencing. This development comprises 41 dwellings and associated open space, access and drainage. The site is open agricultural land at present and part of a field of the same description. The field sits around 54m from Scarlett Road, to the south east.
The site lies within an area designated as Predominantly Residential on the adopted Castletown Local Plan of 1991. On the draft Castletown Area Plan of 2001 which was not pursued past draft plan stage
by the Department, part of the site is within the Proposed Residential area to the north east, the remainder of the site is designated as Open Space.
The site has been the subject of a number of applications for residential development. See attached N Residential development was finally permitted under PA 04/2083 with building confined to an area which lies immediately to the north east of the application site and in the form shown on the application drawings.
Proposed here is the use of the site as a site compound in conjunction with the implementation of the permission granted under PA 04/2083. The compound will be bounded by a new bund wall approximately 1.2 m wide to be built outside a 2.4 m high timber hoarding. The compound will project 6 m beyond (to the south west of) the south western extent of the curtilage of Knock Rushen House.
Within the compound there will be car parking provision, storage facilities and a toilet block and site offices with site cabins for the sub contractors. Access to the compound will be principally from Scarlett Road from Farrant's Way with an emergency access onto Scarlett Road/Queen Street, to the east alongside the shoreline.
The hoarding is already in place and is an eye-catching yellow colour (see photographs submitted with the application).
The compound is anticipated to be in place for a period of approximately 2 to 3 years.
The occupants of Knock Rushen House register an interest in the application and note that the site notice was displayed at the entrance to the site rather than at the entrance to the field concerned (which will be used for emergency access only).
As the proposal involves access for heavy goods vehicles through Scarlett Road to Farrant's Way, it would seem more reasonable to have displayed the notice at the end of the cul de sac which will be affected by the traffic, not at the emergency access.
Department of Transport Drainage Division raise no objection to the application. The occupants of 19, Queen Street make comment on the fact that in the 1991 Local Plan the field in question was referred to as 0012 not 433129 as it is in this application. It is also noted that the draft Area Plan that the area to the west of the development site should not be developed as this would result in "an increased and unreasonable visual intrusion as buildings would sprawl far beyond existing structures into a sensitive landscape".
Comment is made on the access which is shown as through Scarlett Road but once the development is near completion will be impossible as "new houses will block the Scarlett Road route". This is a relevant concern as there are buildings very close to or even within the access route from the compound to the estate road.
If permission is granted the parties would suggest that the access onto Scarlett Road is blocked off to prevent access, the compound is removed and the area reinstated prior to the occupation of the first dwelling within the development and a sign erected at the entrance to Queen Street directing traffic to Scarlett Road and away from Queen Street.
In respect of the comments made by the occupants of Queen Street it should be noted that the field numbering system on the Island was revised in the 1990s to comprise 6 digit references not 4: the use of 4 digit references would therefore have been appropriate in 1991 but less so at the present time although both methods of reference are still acknowledged.
Also, the field to the west which was designated for development in the 1991 Plan is not the application site, which lies to the south west of the development site and has a backdrop of existing built development, not open space as has the field to the west as is reported in the Local Plan. As such, this reference in the Local Plan is not considered particularly relevant to the consideration of this application.
The implementation of the development will clearly require the formation of a compound, as did the development of the apartments and car park on Farrant's Way (PA 03/0520) and this could either be within the developing estate which could restrict the building works (part of the site has to be fenced off and protected as it is of ecological interest) and potentially close to existing residential property which is adjacent to the site, or outside. If the compound is located within the development, this would be closer to existing properties in and around Scarlett Road.
If the bunding is introduced the impact of the hoarding will be reduced and this may also reduce the impact of the development as it is being undertaken.
The applicant has been advised of some of the points raised by the objector and has indicated that he intends to erect signage at Queen Street and Farrant's Way to direct construction traffic and that the gates leading onto Queen Street/Scarlett Road will be locked. Anything other than a gate would not be acceptable for health and safety purposes. The developer would be prepared to remove the compound prior to the commencement of work on the last house, not before the occupation of the first house. The work will be phased from plot 45 in an anti-clockwise direction and as the development progresses towards the end, it is likely that the compound may become smaller and if necessary access to the compound could be over plot 1 as the houses on plots 3 and 4 are constructed.
The proposal appears a reasonable solution to enable the undertaking of an authorised development and will be for a temporary period only. Conditions should be imposed to require the erection of signage, the removal of the compound, fencing and bunding on completion of the development itself.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The occupants of 19, Queen Street are not affected by the compound if access is restricted to Scarlett Road. however, at the end of construction, the de-construction of the bund and clearance of the compound will necessitate traffic past 19, Queen Street and as such, this party should be afforded party status in this instance.
The occupants of Knock Rushen House are directly alongside the property and should be afforded party status in this instance.
Recommended Decision: Permitted
C 1. This permission relates to the creation of a builder's compound as shown in drawings JG/0069/104 and 103A both received on 13th May, 2008.
The compound may be used only for the storage of materials and equipment/plant and for staff facilities all in association only with the undertaking of the residential development on the site immediately to the north (fields 0012 and 0028).
Within twenty eight days of the date of this notice as it becomes final, a soil bund of a height of 2.4 m must be constructed around the south west and north west of the site. This bund must be seeded/turfed in the first seeding season after its completion.
The compound, fencing and bunding must be removed prior to the occupation of the last dwelling in the associated residential development and the site restored to its former condition and appearance.
Within 28 days of the date of this notice as it becomes final, signage must be erected at the northern end of Queen Street to direct construction traffic to Scarlett Road and away from Queen Street. clo. cluers st acoss vecd for hts enrergency ouly t decision Made : Committee Meeting Date :
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