11 February 2013 · Secretary to the Planning Committee, Department of Infrastructure
Land To Rear Of, The Lancashire House, Main Road, Santon, Isle Of Man, IM4 1hs
The proposal sought approval in principle for demolition of existing buildings and construction of around 40 new homes (mix of detached, semi-detached, terraced and apartments) with new access from the A5 Castletown Road, car parking, open space including a playing field, and drainage arrangements.
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No formal decision was made as the application was withdrawn prior to determination by the Planning Committee. The officer's report (dated 5 February 2013, case officer Miss S E Corlett) recommended r…
Strategic Policy 4
Requires villages like Newtown to maintain existing settlement character and scale for local housing/employment needs; boundaries to be defined in Area Plans. Officer assessed site as unsuitable for significant expansion due to lack of amenities, making it unsustainable and premature pending East Area Plan.
General Policy 3
Prohibits development outside zoned areas except specific exceptions (e.g. agricultural, conversions, PDL). Officer found site fails as not fully zoned residential, not PDL with significant redundant buildings, and no other exceptions apply despite tipping.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development in towns/villages or sustainable urban extensions. Officer rejected as Newtown lacks facilities (no shop/post office/school nearby), not planned extension, and would encourage car use.
Environment Policy 2
Protects HLCVSS unless no harm to landscape or essential. Officer concluded development on higher unzoned land would harm character/quality, visible from north/south despite tipping; not essential.
Environment Policy 1
Protects countryside outside settlements/Area Plans. Officer viewed rear site as countryside despite village context, with no overriding need.
Housing Policy 5
Requires 25% affordable housing on sites of 8+ dwellings. Department of Social Care supported; officer agreed if approved, given low affordable stock in Santon.
Welcome additional affordable housing and proposed playing field for older children; emphasise need for infrastructure including convenience store/sub post office/pharmacy to serve as sustainable development and reduce travel
Need for affordable housing in East; require minimum 25% affordable if approved
Visibility splays acceptable; reserved matters to confirm parking/road standards
No objection subject to 15m from pump station, foul main diversion, connection to public sewer, no surface to foul
Multiple statutory consultees provided responses to the planning application, with Highways Division and Isle of Man Water & Sewerage Authority raising no objection subject to conditions, Manx National Heritage and DEFA Biodiversity raising concerns requiring mitigation and surve…
Key concern: highway safety and visibility on busy A5
Manx National Heritage
Conditional No ObjectionIf this application in principle receives approval, we would expect to see significant visual mitigation conditioned into any resulting detailed scheme; we would recommend that any approval in principle should incorporate a requirement to undertake an archaeological watching brief
Conditions requested: significant visual mitigation conditioned including guidance on density, colour, external finishes and landscaping; landscaping around recreational area as natural as possible with minimum mowing and native trees/shrubs; archaeological watching brief and appropriate recording at developer's expense
DEFA Biodiversity
Conditional No ObjectionIt is essential that this species is dealt with carefully and any developer must ensure that it is not spread; recommend that a survey be undertaken to determine whether there are lizards on site
Conditions requested: scheme for dealing with Japanese Knotweed agreed with Agriculture Directorate; small wetland area removed from application or protected; lizard survey undertaken; habitat assessment, bird data and frog survey if needed
Highways Division
No ObjectionThe proposed junction meets current standards of visibility; A future application for reserved matters should include car parking and road design to current standards
Conditions requested: future application for reserved matters should include car parking and road design to current standards
Isle of Man Water & Sewerage Authority
Conditional No ObjectionNo Objection: - subject to the following conditions; The Authority requires a minimum of 15m clearance from the pump station
Conditions requested: minimum of 15m clearance from the pump station to the nearest property; discuss the diversion of the existing foul main prior to detailed application with all costs borne by developer; proposed development must be connected to the public foul sewer with full details submitted; NO discharge of surface water to any foul drainage system
Santon Commissioners
Conditional No Objectionwelcome the proposed residential plan on the express condition that a well-drained playing field for ball games should be included; ultimately that the community potential for a "convenience store" is recognised
Conditions requested: well-drained playing field for ball games included; convenience store recognised in development
