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Application No.: 25/10006/AIR Applicant: Mr John Parsons Proposal: Information in relation to condition 17 of PA 22/00675/B giving details of the works to upgrade the existing highway drainage on Braddan Road (Housing Development) Site Address: Fields And Part Fields 524202, 524978, 524930, 524765, 524224, 524225 & 524226 Land East Of Braddan Road Braddan Isle Of Man IM2 2RA Planning Assistant: Charlotte Gatt Recommended Decision: Permitted Date of Recommendation: 06.03.2025
Conditions and Notes for Approval N : Notes attached to conditions
NOTE. In this instance of the submitted documents and after consultation with the case officer, who is happy with the level of detail, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the planning condition 17 of application 22/00675/B, under the understanding that the development shall not be carried out unless in accordance with the approved details
This decision hereby approved relates to drawings and documents submitted to the Department titled: Application Form, SCHEDULE OF SUBMITTED INFORMATION, COVERING LETTER, 21-009-25A, 21-009-20A all recorded as being electronically received on 09.01.2024 and DOI DESIGN CHECK JAN'25 A3 and BRADDAN ROAD DESIGN CHECK recorded as being received on 14.02.2024. __________________________________________________________________________
1.0 DESCRIPTION - 1.1 The proposed application 22/00675/B for Full approval for a residential development comprising up to 320 dwellings, a nursery and a neighbourhood centre with associated highway and pedestrian/cycle access and infrastructure, drainage, landscaping and public open space together with approval in principle for a 2-form entry primary school and associated access/infrastructure was approved after appeal on the 10.07.2024 subject to 38 conditions some of which required submission of additional information prior to the commencement of works. - 1.2 This report is specific to Conditions 17 which the applicants are seeking to satisfy.
1.3 Specific wording of the condition is as follows:
Prior to the commencement of development in any phase, including any works of site clearance or ground preparation, details of the works to upgrade the existing highway drain on Braddan Road, as shown on Drawing No 21-009 01, shall be submitted to and approved in writing by the Department. The relevant works shall be completed in accordance with the approved details prior to the commencement of any above ground works within Phase 1 (other than works required pursuant to this condition).
Reason: In order to prevent flooding of the highway and adjacent land and to prevent pollution of nearby watercourses.
2.0 PROPOSAL - 2.1 The applicants have submitted a number of documents covering one of the application's conditions along with an application form on the 09.01.2025. - 2.2 Detailed drawings and plans have been submitted for each area that is looking to gain approval in relation to conditions that were attached with the approval. - 2.3 Detailed plans of the updated drainage that is to be implanted have been submitted. These documents include details showing typical manhole details, pipe bedding details and shallow pipe protection. - 2.4 There has been information provided for the concrete surrounds and engineering brickwork. - 2.5 The sections that have been submitted provide adequate information into the engineering to the works to upgrade the existing highway drain on Braddan Road. - 2.6 Drawing titled: Section 7 - Braddan Road Drainage Plans shows in detail, Existing Highway Surface Water Sewer to be Retained, Existing Highway Surface Water Manhole to be Retained, Existing Highway Gully to be Retained, Existing Highway Surface Water Sewer to be Decommissioned, Existing Highway Surface Water Sewer to be Adopted by Manx Utilities as a Public Surface Water Sewer, Existing Highway Surface Water Manhole to be Adopted by Manx Utilities as a Public Surface Water Manhole, Existing Services - Refer to Statutory Undertakers Information, Proposed Public Surface Water Sewer, Proposed Public Surface Water Manhole, Proposed Shallow Pipe Protection and Flood Flow Routing General highway fall Low point Exceedance flow routing.
3.0 Consultation - 3.1 The recommending officer of the original application was consulted for advice on the satisfaction of condition. The advice received on (15.12.2024), after their review of the submitted documents, concludes that they are pleased to confirm that the information satisfies the relevant clauses. - 3.2 DOI Highways Division were consulted in relation to the condition and it has been confirmed that they are satisfied that all of the provided information meets the condition. (13.01.2025) - "Highway Services DC raises no issues with the information submitted and as such find the submitted sufficient to discharge the condition. The works will be subject to a Section 109(A) Highway Agreement for the alteration to the highway, for which the applicants have already engaged with the Department. Consultation with Highway Drainage will be necessary to gain approval for the alteration to drainage."
3.3 Chris Kershaw from DOI Highways agreed that the submissions were acceptable and stated: "Further to the details submitted by the Applicant in relation to condition 17 of PA 22/00675/B to upgrade the existing highway drainage system in Braddan Road as part of their housing development. The Applicant's drainage calculations don't make enough allowance for the incoming flow from manhole S5 into their proposed new manhole S6.1. However, the upgraded system including the additional 15 l/s of flow from the development meets our requirements as it's not predicted to flood in a 1:5 year + 30% CC storm event (see plan and calculations attached). The drainage system in Braddan Road, from the new manhole S6.1 to the outfall headwall into the River Dhoo, is to be adopted by Manx Utilities so the decision as to whether the upgrade works are acceptable is down to them. Our calculations predict some minor flooding from manhole S8 for a 1:100 year + 30% CC storm event." 14.12.2024
4.0 Recommendation - 4.1 In this instance of the submitted documents and after consultation with the case officer, who is happy with the level of detail, it is deemed sufficient to achieve the desired outcome and would be considered satisfactory for the planning condition 17 of application 22/00675/B, under the understanding that the development shall not be carried out unless in accordance with the approved details.
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 07.03.2025 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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