Loading document...
The site represents a parcel of land, approximately 52m by 34m located to the south west of the site of a residential development which is commencing. This development comprises 41 dwellings and associated open space, access and drainage (PA 04/2083). The site is open agricultural land and part of a field of the same description although the compound has been formed generally as proposed. 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.
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.
Also, planning permission was granted for the creation of compound under PA 08/0981 subject to a number of conditions about access, signage and screening of the hoardings around the site.
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 and an amendment to the approval which has already been granted. The compound will be bounded by a new bund wall approximately 1.2m wide and 1.2m high to be built outside a 2.4m high timber hoarding. The compound will project 6m 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 was an eye-catching yellow colour (see photographs submitted with the previous application).
The compound is anticipated to be in place for a period of approximately 2 to 3 years.
The scheme is the same as that previously proposed although it is clarified that the bunding around the site will be 1.2m high against the hoarding which will be 2.4m high and illustrations of this area provided.
The occupants of Knock Rushen House point out that the site notice has been displayed incorrectly and was shown on the entrance to the site and not on the gate to the temporary site cpompound on Scarlett Road. As there is to be no access through this way to the compound, it is considered that the notice has been displayed in the correct position.
The occupants of 19, Queen Street object to the application and request that the original conditions be attached - ie that the bunding is sufficiently high to obscure the hoarding and that painting the hoarding green will not obscure what they consider is a "large hard edged construction".
dotht indicate that they do not oppose the application.
dotdd request that their comments on PA 08/0981 are applied to this application. They do not state what these comments were. In fact they recommended a condition which requires there to be no discharge of surface water to the main foul sewer. There is no intention stated in the application to connect the surface water discharge to the main sewer and as such a condition is not necessary and indeed was not attached to the previous approval.
The principle and detail of the compound has previously been permitted and as such all but the detailing of the bund and planting should be considered in this application. The condition applied previously required that "Within twenty either days of the date of this notice as it becomes final, a soil bund of a height of 2.4m must be constructed around the south west and north west of the site. This bund must be seeded/turfed the first seeding season after its completion."
As the bund is not to be as tall as the hoarding which is intended to screen, it is important that the hoarding is painted a darker colour than it presently is (it was previously bright yellow and one of the objectors now suggests that it is white, neither of which would help it blend into the surrounding area. The application drawings indicate that it is to be painted green - it should be dark green - the light green shown in the submitted photomontage does little to minimise the impact of the hoarding. and will not blend in with the trufed/seeded bund below.
The signage as previously required has been installed.
It is recommended that the application is permitted, applying the conditions as specified previously albeit with an amendment to condition 3 to refer to a bund 1.2m high not 2.4m in height.
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
Date of Recommendation: 22.12.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. This permission relates to the creation of a builder's compound as shown in drawings 01 and 02 as received on 19th, November 2008.
C 2.
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).
C 3. Within twenty eight days of the date of this notice as its becomes final, a soil bund of a height of 1.2m 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.
C 4. The hoarding surrounding the site must be painted dark green on its southwest and northwest (ie outer facing) elevation.
C 5. The compound, fencing and bunding must be removed prior to the completion of the last dwelling in the associated residential development and the site restored to its former condition and appearance.
C 6. The signage required as part of the approval of PA 08/0981 which has been displayed, to direct all construction traffic to Scarlett Road and away from Queen Street, must be retained for the during of the operation of the compound.
C 7. The access leading into Scarlett (Coast) Road/Queen Street may be used only in the event of the access through Scarlett Road being unavailable and access for construction traffic to the site and the compound must otherwise use the existing estate road - Scarlett Road.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 8/1/09
Signed : D. B. M. Senior Planning Officer
Copyright in submitted documents remains with their authors. Request removal
