APL Planning Statement
Planning Statement
Development of 23 dwellings within Phase 2 of Reayrt Mie and creation of Public Open Space at Parkfield, Ballasalla
Dandara Homes Limited Isle of Man Business Park, Cooil Road, Braddan, Isle of Man, IM2 2SA
Contents
- Executive Summary
- The Site
- Planning History
- Planning Policy Context
- The Proposed Development
- Summary and Conclusions
Appendices
- 1. Energy Impact Assessment/Statement
- 2. APS Text and Development Brief relating to Site 3
Executive Summary
- 1. The application site is entirely within “Site 3” in the Area Plan for the South (APS), which is an area of approximately 22.8 hectares on the south eastern side of Ballasalla which is allocated for development. The APS includes a development brief which outlines the Department’s expectations regarding development of the site and it includes guidance in respect of land use (which includes residential uses), phasing and the provision of an Urban Primary Distributor Road – or bypass – to run between Balthane Corner and Glashen Hill.
- 2. Construction of the first two phases of development on Site 3 (approved under PA 19/00137/B) is currently ongoing and includes 282 dwellings, Public Open Space (POS), drainage infrastructure, and a by-pass road which runs from a new roundabout at Douglas Road in the north to the rear of Railway Terrace in the south (with a new bridge to take it over the IoM Steam Railway line).
- 3. Approval has also now been granted (PA 21/01262/B) for the third phase of development on the northern side of the by-pass road which will provide 128 dwellings (including affordable housing), open space, an adventure style children’s playground, and a neighbourhood centre with a children’s nursery and local shop units.
- 4. The existing dwelling known as Parkfield sits within a large residential curtilage of some 0.9 ha, which includes mature trees and vegetation located largely towards the plot boundaries. It is located within Phase 2 of the approved Reayrt Mie residential development, but it was not within the control of the developer at the time of that application and as such was excluded from the scheme. Originally a wartime radar facility, the main building was converted to residential use some years ago and subsequently altered and extended.
- 5. This application seeks planning approval to create 23 additional dwellings on part of an area within Phase 2 of Reayrt Mie which has previously been proposed & approved as POS (construction of Phase 2 is at an early stage and as such the POS is yet to be created). As part of the same scheme “replacement” POS will
- be provided by changing the Parkfield site from a private residential curtilage to POS, with the existing buildings to be removed and an adventure-style children’s play area to be created towards the northern corner. The use of Parkfield as POS will allow the public to enjoy an attractive landscaped space without having to wait for new planting to mature, and the existing trees will benefit from being in public ownership.
- 6. The site of the proposed 23 dwellings was included in the Environmental Impact Assessment (EIA) undertaken for PA 19/00137/B and conclusions in respect of certain key criteria, such as archaeology, remain valid. An EIA is not required for this application – the site is allocated for development and the proposal does not include a major new highway – but nonetheless a number of subjects covered in the EIA have been revisited and the application is accompanied by supporting information which includes a Transport Statement, a MWT Site Check report in respect of ecology, a Design & Access Statement and this Planning Statement, which considers the proposal in the context of relevant planning policy and guidance (in particular that of the APS). The Planning Statement concludes that the proposal is in accordance with the provisions of the APS Development Brief for Site 3 and other relevant policies.
- The Site
- 7. The application site is located on the south eastern side of Ballasalla, within Phase 2 of the ongoing Reayrt Mie residential development and immediately adjacent to the northern side of the by-pass road approved under PA 19/00137/B (which is in the latter stages of construction). It has an area of approximately 2.4 ha and is comprised of parts of fields 434091, 432719 and 434115, along with the private residential curtilage of the dwelling known as Parkfield and a section of Ballahick Lane.
- 8. The site is divided into two roughly equal parts by Ballahick Lane, a largely unsurfaced farm access lane which is enclosed by hedgerows with occasional trees. The western part of the site is relatively level, consisting largely of bare ground with a section of the Ronaldsburn stream and a broken hedgerow at its western boundary.
- 9. The existing dwelling known as Parkfield is located on the eastern side of Ballahick Lane and sits within a large residential curtilage of some 0.9 ha, which includes mature trees and vegetation located largely towards the plot boundaries. Originally a wartime radar facility, the main building is of brick construction and was converted to residential use some years ago before being subsequently altered and extended. The site is accessed by way of a gravel driveway which leads from Ballahick Lane, and a garage block and other small outbuildings are located on the south eastern side of the dwelling.
- 10. The application site is located within the approved Reayrt Mie residential development and as such there will be new dwellings constructed adjacent to the northern and eastern site boundaries, with the new by-pass road adjoining the southern site boundary and an approved neighbourhood centre immediately to the west.
Planning History
- 11. The application site is within an area which is allocated for development as “Site 3” in the extant APS. Detailed planning approval has been granted (under PA
- 19/00137/B and PA 21/01262/B) for three phases of development within APS Site 3 which consist of 410 dwellings, a neighbourhood centre with local shop units and a children’s nursery, open space, drainage infrastructure and a by-pass road which runs from a new roundabout at Douglas Road in the north to the rear of Railway Terrace in the south. Planning approval has subsequently been granted for a number of relatively minor changes to the scheme.
- 12. Parkfield has been the subject of several applications, with approval granted under PA 90/00011/C to change the use of the building from an agricultural residence to a private residence. The erection of a garage block and alterations/extensions to the dwelling were approved under PAs 92/00472/B & 98/01861/B.
Planning Policy Context
- 13. The planning policy context for the application is set out in the Isle of Man Strategic Plan (IoMSP) and in the extant Area Plan for the South (APS).
- 14. The Isle of Man Strategic Plan; the IoMSP was first adopted by the Department in June 2007 and approved by Tynwald the following month, and is intended to provide “the strategic and general policy framework within which provision will be made for development and conservation needs for the period 2001-2016”. Together with Area Plans the IoMSP forms a Development Plan as required by the 1999 Town and Country Planning Act. It is explained in the IoMSP that existing Local Plans will remain in effect until they are replaced by new Area Plans, and that the 1982 Development Plan, as amended by the various Local Plans, will have effect as an Area Plan. It is also made clear in the Plan that “in the case of any inconsistency between the provisions of the Strategic Plan and the provisions of an Area Plan, whichever came into force later will prevail”. The Isle of Man Strategic Plan 2016, which contains updated population statistics and housing policies for the period 2011 to 2026, was approved by Tynwald in March 2016.
- 15. Amongst other things the Strategic Objectives of the Plan (pages 11-12) seek to promote efficiency and economy in the protection, use, and re-use of resources, and they indicate that most new development should be guided towards existing settlements in order to make “the optimum use of existing and planned infrastructure and services”. They also seek to protect, maintain and enhance the built and rural environment, to encourage high quality development throughout the Island, and to promote urban regeneration and the re-use of derelict and redundant sites. It is also stated that the Island’s economy should be enhanced by enabling improved employment opportunities, that sufficient land and property should be available for employment purposes, and that new development should relate well to public transport facilities. The Plan also includes Strategic Objectives which state that the housing needs of the community should be met by the provision of sufficient housing of an acceptable standard and of an appropriate nature and in appropriate locations, and that high standards of residential amenity in new development and a physically safe environment will be promoted.
- 16. The Strategic Policies which flow from these objectives (pages 14-19) emphasize the need to make the best use of resources by “optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials”, by “ensuring efficient use of sites, taking into account the needs for access, landscaping, open space, and amenity standards” and “being located so as to utilise existing and planned infrastructure, facilities and services”. New development will be located primarily within existing settlements or within sustainable urban extensions (as opposed to the countryside), and should be designed so as not to detract from the character of towns and villages. Development proposals must also protect or enhance, amongst other things, sites of archaeological interest and the landscape quality and nature conservation value of urban and rural areas. It must also not cause or lead to unacceptable environmental pollution or disturbance. New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island and in appropriate cases the Department will require planning applications to be supported by a design
- statement. Major employment-generating development should be located in existing centres on land which is zoned for such use, and such land will be retained for industrial, office or retail purposes unless those uses would be inappropriate or incompatible with adjoining uses. New development should be located and designed so as to promote a more integrated transport network, with the aim of minimising journeys, making best use of public transport, not adversely affecting highway safety and encouraging pedestrian movement. The Plan makes it clear that “the provision of an adequate supply of housing to meet the needs of the wider community is essential”, and that the housing needs of the Island will be met by making provision for the development of 5,100 additional dwellings over the Plan period.
- 17. The IoMSP includes an Island Spatial Strategy (ISS, pages 20-29) which is intended to guide the physical development of the Island up to 2016. The Island is divided into North, South, East and West regions and the ISS seeks to “promote a balanced and equitable pattern of sustainable development across the Island”. It is estimated that in order to meet the housing needs of the Island over the plan period provision will have to be made for the development of 5,100 additional dwellings, and the Plan indicates that the Island’s southern region – which is comprised of Castletown, Port Erin, Port St Mary and the Parishes of Arbory, Malew and Rushen – will accommodate 1120 of those dwellings. The most recent Residential Land Availability report (Update 13, published November 2020) indicates that the number of units required to meet housing need in the south for the Plan period (2011-2026) currently stands at 250. Spatial Policy 3 (page 26) identifies Ballasalla as a Service Village, for which Area Plans will define development boundaries so as to maintain and where appropriate increase employment opportunities, and to provide housing to meet local needs and in appropriate cases broaden the choice of housing location.
- 18. Chapter 6 of the Plan is entitled General Development Considerations, and it is made clear in the introduction that the Development Plan “will make positive landuse allocations and provision through its policies such as to meet the Island’s foreseen development needs for the period 2001-2016”. The Plan will therefore
- provide the basis upon which development control decisions are made during this period, with General Policy 1 (page 32) confirming that the determination of such shall have regard to the provisions of the Development Plan and all other material considerations.
- 19. General Policy 2 of the Plan (pages 32-33) identifies broad standards of development to be taken into account if proposals are to be permitted, which include criteria in respect of building siting, layout, form and appearance, impact upon landscape or townscape, amenity standards for residents, highway safety and traffic flows, and parking space provision. Transport Policy 7 (page 101) requires parking provision in all new development to meet the Department’s standards, which is shown at Appendix 7 of the IoMSP (page 139) to be 2 spaces per unit for typical and terraced residential development. General Policy 3 (page
33) indicates that development will not be permitted outside of areas which are zoned for development unless it accords with one of the listed exceptions.
- 20. Environment Policy 1 (page 38) states that the countryside, which does not include land which is designated for future development on an Area Plan, will be protected for its own sake. Subsequent policies in respect of the Rural Environment seek to ensure that development will not have an adverse effect upon landscape character, woodland, areas of ecological interest, watercourses, the coastal environment, areas affected by erosion or flooding, or important agricultural land. It is made clear in the Plan that a new system of landscape classification will be introduced, and a report entitled “Isle of Man Landscape Character Assessment” was subsequently published by the Department in 2008. It is also stated that development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties by virtue of pollution, including noise or light pollution. Environment Policy 24 (page
51) states that in certain cases there will be a requirement for development which is likely to have a significant effect on the environment to be accompanied by an Environmental Impact Assessment, or by suitable supporting environmental information in all other cases.
- 21. Policies in respect of the Built Environment provide guidance in respect of, amongst other things, Registered Buildings, Conservation Areas and archaeology. Environment Policy 40 (page 57) states that “development will not be permitted which would damage, disturb or detract from an important archaeological site or an Ancient Monument or the setting thereof”, whilst Environment Policy 41 (page
57) indicates that the submission of archaeological evaluations will be required prior to the determination of proposals affecting sites of known or potential archaeological significance. It goes on to advise that, where necessary, excavation and/or recording of remains in advance of construction work will be secured by way of planning conditions or formal agreement. Environment Policy 42 (page 58) requires new development in existing settlements to take account of the particular character and identity of buildings and landscape in the immediate locality.
- 22. Housing Policy 1 (page 67) states that provision will be made for up to 5,100 additional dwellings over the period of the Plan, which will be subject to a “Plan, Monitor and Manage” approach by the Department. Housing Policy 2 (page 67) states that the Department will seek to ensure an adequate supply of housing land, and goes on to suggest that designated land which is not made available for development could be placed in a land-bank and alternative land allocated for development in its place. Housing Policy 3 (page 69) confirms the distribution of dwellings suggested by the ISS, and Housing Policy 4 (page 69) states that housing should primarily be located within existing settlements or within sustainable urban extensions. Housing Policy 5 (page 70) indicates that the Department, when granting planning permission on land which is zoned for residential development or in predominantly residential areas, will normally require that 25% of new dwellings on sites of 8 or more units will be affordable. The supporting text outlines the factors to which the Department will have regard when assessing the appropriate percentage in each instance.
- 23. Recreation Policy 3 (page 91) states that, where appropriate, new development should incorporate landscaped amenity areas into the design and that new residential schemes of ten or more dwellings must make provision for recreation
- and amenity space in accordance with the standards specified at Appendix 6 of the Plan. The Plan makes it clear that the general standards of space provision set down for new residential development will be applied having regard to criteria such as the size, type and particular needs of the resident population, the needs of visitors to the area and the proximity and availability of existing Open Space, including the foreshore, public glens and parks. Recreation Policy 4 (page 91) states that open space should be provided on site or conveniently close to the associated development, whilst Recreation Policy 5 (page 91) highlights the role of Area Plans in the identification of opportunities to improve informal access to the countryside and access to the public footpath network. It goes on to state that existing public rights of way should be retained and development which affects these will be permitted only if appropriate diversions can be provided.
- 24. Appendix 6 of the Plan (pages 132-136) provides guidance in respect of open space requirements for new residential development, and confirms that the exact open space requirement will depend upon the individual circumstances and nature of each planning application. It goes on to differentiate between “open space” and “outdoor playing space”, confirming that the latter may include sports and recreation facilities that are designed to serve the needs of either the general public or the members of a private organisation. It may also include formal or informal areas which are designed for children’s play, but excludes areas such as woodlands and golf courses. The Plan sets the overall open space standard at 32 sq.m for each new resident, which is broken down further into 18 sq.m of formal space such as sports pitches, 6 sq.m of children’s play space and 8 sq.m of amenity space. It also sets the assumed occupancy levels for new dwellings, and explains that where possible open space should be provided in the first instance on-site or off-site where this would improve the quality of the development and the open space provided. Where these options are not practical then commuted sums will be considered.
- 25. Transport Policies 1 and 2 (pages 99 & 100) require new development to be located, where possible, close to existing public transport facilities and routes, including pedestrian, cycle and rail routes, and where appropriate to make
- provision for new routes including links into existing systems. Transport Policy 3 (page 100) states that development on or around existing and former rail routes should not compromise their attraction as a leisure facility or potential as public transport routes. Transport Policy 4 of the Plan (page 100) seeks to ensure that new and existing highways are capable of safely accommodating the vehicle and pedestrian journeys created by development, Transport Policy 7 refers to parking standards (see above) whilst Transport Policy 8 (page 102) requires all applications for major development to be accompanied by a Transport Assessment. The Plan recognises that development will be required in areas not yet connected to IRIS, and that interim drainage measures such as individual treatment works may be appropriate. Infrastructure Policy 1 (page 105) states that development shall only take place in areas that will ultimately be connected to IRIS, whilst Infrastructure Policy 2 (page 105) states that interim drainage arrangements for development in areas awaiting connection to IRIS shall be submitted to and approved by the Department. Energy Policy 5 (page 113) requires proposals for more than 5 dwellings to be accompanied by an Energy Impact Assessment1.
- 26. The Area Plan for the South; the Town and Country Planning (Area Plan for the South) Order 2012 was approved by Tynwald on 20th February, 2013 and came into operation on 1st March, 2013. As well as allocating specific uses to land in the South of the Island the APS provides Proposals and Recommendations which are intended to guide the development or protection of land and sites within the Plan area. Sites which are allocated in the APS for future development are referred to as “Proposal Sites”, and where appropriate they are the subject of a “Development Brief” which provides guidance on how a site should be developed and “an indication of the kind of development the Department would encourage and support”.
- 27. The “Southern Identity and Spatial Vision” chapter of the APS provides a Spatial Vision for the South (page 14) which seeks to “provide for the needs of our communities” by “careful management” of growth and development and by
- 1 An Energy Impact Assessment/Statement is attached at Appendix 1
preservation of natural, cultural and historic environments. It uses the Isle of Man Landscape Character Assessment Report 2008 as a basis for establishing a number of Landscape Strategies and Key Views for the South, placing Ballasalla within a “Type F” landscape which is characterized by “undulating lowland plain”. Town, Village and Parish Profiles are also provided within this chapter, with the supporting text for the Parish of Malew (page 27) suggesting that the identity of Ballasalla should be protected and enhanced by conserving the rural character of the adjacent landscape.
- 28. The Residential Development chapter of the Plan refers to the Government’s commitment to “strive to provide sufficient and appropriate homes to meet the needs of the community”, and the clear need to provide more residential properties on the Island in order to respond to demographic changes and to provide for a range of house types and tenures. Accordingly the APS, having had regard to factors such as residential land availability, urban capacity and the need for affordable housing, concludes that it is necessary to identify further residential sites to meet the needs of the South (page 34). The Plan provides Development Briefs for sites which are proposed for residential development and identifies a number of “particular issues in the allocation of Residential land”, including affordable housing (page 35) and housing for an ageing population (page 38).
- 29. It is also stated within the Residential Development chapter (page 39) that the number of units to be provided on individual Proposal Sites has not been specified within Development Briefs unless there is a valid planning reason for doing so. It goes on to state that SP1 of the IoMSP will be adhered to and to that end “the Department will ensure that a density level on the sites is realised which makes best use of the available land and seeks to optimise the number of dwellings on the site”, subject to material considerations.
- 30. The application site in this instance is located within an area identified in the APS as Site 3. As well allocating proposed land uses to the areas within the site the APS provides explanatory text and a Development Brief (pages 47-49)2. The land
- 2 APS Text and Development Brief relating to Site 3 is attached at Appendix 2
uses identified in the Development brief (DB3) are predominantly residential, community facilities and public open space, certain types of employment uses, and an Urban Primary Distributor Road (the by-pass).
- 31. Chapter 5 of the APS (The Natural Environment, the Built Environment and our Cultural and Historic Heritage) and the accompanying Constraints Map identify a number of constraints which development proposals should take into account. The development brief for Site 3 indicates that the site has potential archaeological significance, and as such an archaeological survey of the whole site was undertaken for PA 19/00137/B and resultant excavation works and recording have been carried out in accordance with an approved methodology. The site is not subject to any of the other constraints identified in the APS which include, amongst other things, ASSIs, AEIs, Bird Areas and Ramsar Sites, areas subject to flooding or contamination, Conservation Areas, Ancient Monuments and hazardous sites. Environment Policy 2 of the Plan (page 69) seeks to protect the Glashen Stream (also known as the Ronaldsburn) from pollution.
- 32. Section 7.4 of the APS (page 88) is entitled “Changes to the Highway Network – the potential for new road building in Ballasalla”, and confirms that the Highway Division (DoI) has, for some time, identified the future need for an Urban Primary Distributor Road to by-pass Station Road and Douglas Road between Balthane Corner and Glashen Hill. It goes on to explain that whilst there is no current or short term justification for a by-pass on traffic grounds alone, the Department considers that the allocation of Site 3 can help to meet the development needs of the area and that “provision for the Ballasalla By-pass should be implemented within the land zoned for development at Site 3 and the remaining route which connects to Balthane corner safeguarded within this plan”. The Plan outlines the positive implications of creating a by-pass, and confirms that “the section of it which passes through Site 3 should be constructed when the site is developed”.
- 33. Transport Proposal 1 (page 89) provides for the construction of the Ballasalla Bypass as part of the development of Site 3, and seeks to prevent development proposals which will prejudice that provision. The Plan goes on to outline the Department’s intention to produce a Planning Policy Statement (PPS) on
“Development Contributions to the Ballasalla By-pass”, and also notes that the creation of a by-pass is likely to lead to opportunities for environmental improvements within the village centre.
The Proposed Development
- 34. The application seeks planning approval to create 23 additional dwellings on part of an area within Phase 2 of Reayrt Mie which has previously been proposed & approved as POS (construction of Phase 2 is at an early stage and as such the POS is yet to be created). As part of the same scheme “replacement” POS will be provided by changing the Parkfield site from a private residential curtilage to POS, with the existing buildings to be removed and an adventure-style children’s play area to be created towards the northern corner. The use of Parkfield as POS will allow the public to enjoy an attractive landscaped space without having to wait for new planting to mature, and the existing trees will benefit from being in public ownership.
- 35. The development will be accessed by way of the approved estate road network and will connect into approved pedestrian and cycle routes. The new dwellings have been designed to be in keeping with those already approved within Phase 2, and will connect into existing/approved foul and surface water systems. It is proposed for 5 of the dwellings which have already been approved as openmarket properties in Phase 2 of Reayrt Mie (under PA 19/00137/B) to be made available as affordable housing, and for a commuted sum to be paid by the developer in lieu of the remaining “part” dwelling – this accords with the relevant provisions of the IoMSP and will form the subject of a Section 13 Planning Agreement.
- 36. The site of the proposed 23 dwellings was included in the Environmental Impact Assessment (EIA) undertaken for PA 19/00137/B and conclusions in respect of certain key criteria, such as archaeology, remain valid. An EIA is not required for this application – the site is allocated for development and the proposal does not include a major new highway – but nonetheless a number of subjects covered in the EIA have been revisited and the application is accompanied by supporting
- information which includes a Transport Statement, a MWT Site Check report in respect of ecology, a Design and Access Statement and this Planning Statement, which considers the proposal in the context of relevant planning policy and guidance and in particular the provisions of General Policy 2 of the IoMSP. Criterion (a) of GP2 requires development to be in accordance with the relevant design brief of the Area Plan (where there is such a brief), which in this instance is Development Brief 3 (DB3) of the APS. DB3 relates to the area within which the application site is located and its criteria are considered below;
- 37. DB3 1; the site is within an area which in the Area Plan for the South is allocated for development as “Site 3”, the uses for which (as outlined at DB3 1) include Predominantly Residential and public open space (which may be in the form of a public park). The proposed development of the site with residential and public open space uses is therefore in accordance with the land use allocations of the APS as outlined at DB3 1.
- 38. DB3 2; a Master Plan for all of APS Site 3 which addresses the matters outlined at DB3 2 was submitted as part of PA 19/00137/B, and the three phases of residential development which have been approved in detail for the northern side of the by-pass road are in accordance with that Plan. Parkfield however was excluded from that Plan as it was not within the control of the applicant at that time, and a revised Master Plan which reflects the current proposals is now included with this application.
- 39. DB3 3; this point relates to industrial development on the southern side of the bypass road and is not therefore relevant to this application.
- 40. DB3 4, 5 & 6relate to the provision of the by-pass road, which is required by a condition of PA 19/00137/B to be provided up to the rear of Railway Terrace prior to the occupation of any dwelling in Phase 2. Both Phase 2 and the by-pass road are currently under construction, and as such DB 4, 5 & 6 are not relevant to the new development proposal.
- 41. DB3 7; a full archaeological evaluation of APS Site 3, including the site of the 23 dwellings proposed in this application, was carried out for PA 19/00137/B and the agreed subsequent investigative works, excavations and recording of findings has been undertaken by qualified archaeologists in consultation with Manx National Heritage.
- 42. DB3 8; the Environmental Statement for PA 19/00137/B includes a drainage strategy for APS Site 3 which was the subject of consultation with the Drainage Authority. The detailed drainage proposals for the 23 dwellings proposed in this application are in accordance with that strategy and follow the principles established for the earlier phases. Detailed drainage drawings and surface water calculations for the proposed development are included with the application.
- 43. DB3 9; the Glashen Stream passes through Homefield Park and under the railway line before running along the western boundary of the application site towards Balthane. Approval was granted under PA 19/00137/B for part of the stream to be re-routed as it approaches the by-pass in order to remove an existing “dog leg” and this work has been undertaken. The DoI interactive flood risk map does not yet reflect this change (or other drainage and development works within Site 3), but nonetheless the stream will be located within POS as it passes through the application site and the proposed dwellings will be sufficiently distant from it so as to avoid flood risk. Construction will be carefully managed so as to prevent pollution of the stream from taking place.
- 44. Other matters; Affordable Housing; Housing Policy 5 of the IoMSP indicates that the Department, when granting planning permission on land which is zoned for residential development or in predominantly residential areas, will normally require that 25% of new dwellings on sites of 8 or more units will be affordable. The supporting text outlines the factors to which the Department will have regard when assessing the appropriate percentage in each instance, which includes the fact that the figure is a target over the Plan Period as a whole, evidence of local housing need, the nature of the land and the viability of the scheme, and the nature of existing adjacent housing. It is recognised in the Department’s
- Operational Policy on Section 13 Agreements that affordable housing may be provided on-site or off-site in the form of financial payment.
- 45. Following consultation with Officers of DoI Housing Division it is proposed that 5 of the dwellings which have already been approved as open-market properties in Phase 2 of Reayrt Mie (under PA 19/00137/B, but not yet constructed) will be made available as affordable housing, and for a commuted sum to be paid by the developer in lieu of the remaining “part” dwelling – this accords with the relevant provisions of the IoMSP and will form the subject of a Section 13 Planning Agreement.
- 46. Highway Matters; a Transport Statement (TS) is submitted with the application, along with a Stage 1 Road Safety Audit. The TS shows that the application site is located close to existing public transport facilities and routes and is accessible to a wide catchment area of facilities/attractions that are accessible on foot and by bicycle. The application proposals therefore will encourage people to walk, cycle or use public transport in accordance with Transport Policies 1 and 2 of the Strategic Plan. It further concludes that vehicular and non-vehicular access to the application proposals accord with the policies of both the IoMSP and the APS, and that the trips which they are likely to generate can hence be accommodated on the local highway network without detriment to the safety or convenience of its users. The proposed development will also incorporate adequate servicing and manoeuvring space (as demonstrated by the submitted drawings).
- 47. Car Parking; in accordance with the parking standards of the IoMSP each dwelling will be provided with a minimum of 2 external parking spaces. In this instance each dwelling will also have a garage, which as well as providing additional parking can also be used for secure cycle storage. EV charging points will be offered as an option to purchasers.
- 48. Residential Design;the scheme has been designed so as to take account of the provisions of General Policy 2 of the IoMSP, as well as having regard to the guidance provided by DEFA’s Residential Design Guide (RDG, July 2021). The Design and Access Statement (DAS) which accompanies the application helps to
- explain the process behind the final development proposal, and along with the Transport Statement and the Energy Impact Assessment/Statement it addresses matters raised in the RDG.
- 49. Amongst other things the RDG provides guidance in respect of the efficient use of land, stating that “land is a finite resource and it is important to strike a balance between the need to make best use of land (i.e. by maximising densities, so that as many dwellings as possible can be provided on the least amount of land thus reducing the need to develop new areas) and the need to make sure that new developments are attractive and fit-for-purpose”. The RDG goes on to make “broad assumptions” in respect of typical densities for different locations and types of development, stressing that they should not be taken as targets and that density of development may be higher or lower as determined by the context of the site and/or the location. In this instance the proposed scheme has a net density of approximately 25 dph and has been designed to respect the amenity of new residents (both in this scheme and Phase 2 as approved).
- 50. Local Environment; the Environmental Impact Assessment undertaken for PA 19/00137/B included a PEAR and associated survey reports (in respect of hedgerows, bats, frogspawn and breeding birds) which assessed the whole of APS Site 3, including the area now proposed for new dwellings. These reports, along with an ecology update in the form of a MWT Site Check report, have helped to inform the design process for the scheme. It is proposed to remove sections of existing hedge which are towards the western site boundary and alongside Ballahick Lane, with approval already having been granted under PA 19/00137/B to provide extensive new hedging alongside the by-pass road, to plant a significant number of new trees within gardens, open spaces and along the by-pass embankment, and to create a surface water attenuation area which will be planted with wetland vegetation. The existing trees and hedges within the Parkfield site are to be retained.
Net site of approximately 9146 sq.m excludes principal areas of POS
- 51. Open Space; Recreation Policy 3 of the IoMSP states that “Where appropriate, new development should include the provision of landscaped amenity areas as an integral part of the design. New residential development of ten or more dwellings must make provision for recreational and amenity space in accordance with the standards specified in Appendix 6 to the Plan.” Recreation Policy 4 of the IoMSP states that Open Space must be provided on site or conveniently close to the development which it is intended to serve, and should be easily accessible by foot and public transport. The Open Space standard of the IoMSP is 32 sq.m per new resident and is further broken down into 18 sq.m of formal space (e.g. sports pitches), 6 sq.m of children’s space (e.g. playgrounds and/or casual play space) and 8 sq.m of amenity space (e.g. landscaped recreation areas). This can be provided on site, off site but adjacent or close to the development, or in the form of a commuted sum to enable the Local Authority to provide the space elsewhere. It is also stated in the IoMSP that these general standards will be applied having regard to a number of circumstances, such as the type and needs of the resident population and the proximity and availability of existing Open Space, which may include public glens and parks and school fields which are available for public use outside school hours.
- 52. The occupancy and open space requirements for all three phases of the Reayrt Mie development (including the 23 dwellings now proposed) are shown in the table below. On site open space which is suitable for formal use has been approved within Phase 2 of the development, with a commuted sum in lieu of additional formal open space also agreed between the developer and the local authority; this planning application seeks approval to develop 23 dwellings on approximately 9146 sq.m within that area and to provide approximately 8939 sq.m of “replacement” open space at Parkfield. The table below shows that the open space to be provided within Reayrt Mie significantly exceeds the amount required by the provisions of the IoMSP, with the three types of open space to be offered to the relevant public authorities for adoption. Of course, the quantity of POS to be provided should not be the only consideration and in this instance the proposal will provide attractive, maturely landscaped and high quality open space which will be available for public use at an earlier stage of the development.
| MEASURED IN SQUARE METRES<br><br> | OCCUPANCY | FORMAL OS REQUIRED<br><br> | FORMAL OS PROVIDED<br><br> | CHILDREN’S OS REQUIRED | CHILDREN’S OS PROVIDED | AMENITY OS REQUIRED<br><br> | AMENITY OS PROVIDED<br><br> |
|---|
| Total | 1140 persons | 20,520 | 7,500 | 6,840 | 8,803 | 9,120 | 29,156 |
|
| --- |
| OPEN SPACE TOTALS (SQ.M) | REQUIRED | PROVIDED |
|---|
| OVERALL DEVELOPMENT | 36,480 | 45,459 |
|
| --- |
Summary and Conclusions
- 53. Construction of the first two phases of development known as Reayt Mie (approved under PA 19/00137/B) is currently ongoing and includes 282 dwellings, Public Open Space (POS), drainage infrastructure, and a by-pass road which runs from a new roundabout at Douglas Road in the north to the rear of Railway Terrace in the south (with a new bridge to take it over the IoM Steam Railway line). Approval has also now been granted (PA 21/01262/B) for the third phase of development on the northern side of the by-pass road which will provide 128 dwellings (including affordable housing), open space, an adventure style children’s playground, and a neighbourhood centre with a children’s nursery and local shop units.
- 54. This application seeks planning approval to create 23 additional dwellings on part of an area within Phase 2 of Reayrt Mie which has previously been proposed & approved as POS (construction of Phase 2 is at an early stage and as such the POS is yet to be created). As part of the same scheme “replacement” POS will be provided by changing the Parkfield site from a private residential curtilage to POS, with the existing buildings to be removed and an adventure-style children’s play area to be created towards the northern corner. The use of Parkfield as POS will allow the public to enjoy an attractive landscaped space without having to wait for new planting to mature, and the existing trees will benefit from being in public ownership.
- 55. The site of the proposed 23 dwellings was included in the Environmental Impact Assessment (EIA) undertaken for PA 19/00137/B and conclusions in respect of certain key criteria, such as archaeology, remain valid. An EIA is not required for this application – the site is allocated for development and the proposal does not include a major new highway – but nonetheless a number of subjects covered in the EIA have been revisited and the application is accompanied by supporting information which includes a Transport Statement, a MWT Site Check report in respect of ecology, a Design and Access Statement (DAS) and this Planning Statement, which considers the proposal in the context of relevant planning policy and guidance (in particular that of the APS).
- 56. The supporting information referred to above helps to demonstrate that the application is in accordance with relevant planning policy and guidance, including the provisions of the APS Development Brief for Site 3, and that as such there is no material reason why Planning Approval for the scheme as proposed should be withheld.
Appendix 1 Energy Impact Assessment/Statement
Energy Impact Assessment
Background The ‘Isle of Man Strategic Plan, 2016’ states:
Energy – Policy 5: ‘The Department will prepare a Planning Policy Statement on Energy Efficiency. Pending the preparation and adoption of that PPS the Department will require proposals for more than 5 dwellings or 100 square metres of other development to be accompanied by an Energy Impact Assessment. (1)
The above Policy Statement is further defined with the following:
- 12.2.10 ‘In addition to alternative sources of energy supply, the Strategic Objectives in Chapter 3 refer to the promotion of efficiency and economy in the use of resources and the reduction of energy consumption by more efficient use of energy through energy conservation, recycling and waste reduction. There are numerous ways of increasing energy efficiency and reducing energy consumption both in the design and construction of new development and its subsequent operation, management and maintenance. The Building Regulations set standards for energy efficiency in new buildings including walls, windows, roofs and heating appliances. But the design and layout of new developments can in themselves reduce energy consumption through for example Passive Solar Estate Layouts. (2) Added to this are the various solar panel, photovoltaic cell, solar energy and heat pump technologies. (1)
- 12.2.11 ‘Within the Strategic Objectives relating to resource and to energy efficiency, the Department wishes to promote a greater awareness and recognition, of the benefits both to the environment and the consumer of energy efficiency in its widest sense. To this end the Department intends to prepare a Planning Policy Statement on Energy Efficiency. In the meantime it will require a planning application for more than 5 dwellings or commercial development of more than 100 square metres to be accompanied by an Energy Impact Statement(3) to demonstrate what measures have been taken in the design of the development to reduce energy consumption and increase energy efficiency. (1)
- (1) Isle of Man Strategic Plan 2016
- (2) UK Department of the Environment General Information Report 27 – Passive Solar Estate Layout
- (3) Definition From Appendix 1 of Isle of Man Strategic Plan 2007 – ‘Energy Impact Statement: An assessment, prepared by the developer/applicant, of the impacts of the development in terms of energy consumption and proposals for reducing that consumption and improving the energy efficiency of the development.’
This Energy Impact Assessment/Statement addresses the provisions of Energy Policy 5 of the Isle of Man Strategic Plan.
The headings for the Energy Impact Assessment have been drawn from the following documents:
Town and Country Planning Act 1999 – Isle of Man Strategic Plan 2016 UK Communities and Local Government documents: ‘Code for Sustainable Homes – A Step-change in sustainable home building practice’ . ‘Regulatory Impact Assessment Energy Performance of Buildings Directive Articles 7-10’ BRE BREEAM Ecohomes Standards and Sustainability Checklist (including Pre-Assessment Estimator) Sustainability Checklists – Woking Borough Council Energy Saving Trust – Passive Solar Estate Layout (specifically referred to in 12.2.10 of the Strategic Plan) Town & Country Planning Association (TCPA) ‘Planning for Sustainable Energy’
Dandara Homes – Energy Impact Assessment
SCHEME: Ballasalla Phase 2b
| Category | Target | Notes | Achievabl e (YES / NO) | If YES – how? If NO – why not? | Notes |
|---|
| Design / Specification Energy / CO2 | Improve thermal efficiency of the walls, windows and roof by eg. more insulation or better glass | Does the design specification demonstrate an improvement over currently utilised specifications / exceed current Building Regulation requirements? | YES | Requirements exceeded where applicable. | |
| Reduce air permeability – improving the control of fresh air into the home | Specific attention paid to the prevention of uncontrolled ventilation. Passive Ventilation methods also considered. | YES | Air tightness testing to samples of units will demonstrate robust construction sealing methodology to ensure air permeability is reduced to meet SAP calculation requirements. | |
| ≤1.3 Heat Loss Parameter (HLP) | Fabric of the home designed to reduce thermal bridging. | YES | The properties are detailed to designed to minimise linear bridging around openings and floor slabs and at eaves level with maximum thermal insulation continuity | |
| Reduce Energy Consumption in respect of Space Heating | High efficiency condensing boilers – SEDBUK rating A<br> Alternative (oil/LPG boilers)– SEDBUK rating A<br> Alternative methods of<br> | YES NO | Fitted as standard Not applicable to this scheme | |
| | heating eg. Biomass, CHP, Heat Pump<br><br> Passive Solar design<br><br> <br><br> Communal heating<br> | NO<br><br>NO<br><br>NO | Not applicable to this scheme<br><br>Properties have been orientated to make maximum use of solar gain Not applicable to this scheme | |
|---|
| Reduce Energy Consumption in respect of water heating | Inclusion of solar thermal water heating OR Properties to be left ‘solar enabled’ for retro-fit. | Yes | PV panels will be installed to all dwellings within phase 3 which can provide a contribution towards electric elements where contained within properties containing hot water cylinders. | |
| Improved energy efficiency of lighting (internal) | ≥75% energy efficient fixed fittings OR state %. | YES | Energy efficient LED light fittings provided throughout each dwelling. | |
| Improved energy efficiency of lighting (external) | External lighting provided by dedicated energy efficient fittings & daylight cut-off devices. | YES | Energy efficient light fittings provided to external light fittings . | |
| Improved energy efficiency of lighting (security) | All burglar security lighting is Max. 150w & fitted with movement detecting & daylight shut-off devices. | NO | No security lighting provided. | |
| Energy Efficient fixed fittings | ≥40% 0f fixed fittings – fridges and freezers have an A+ rating. | YES | Where included in 4-bed dwellings | |
| | Washing machines and dishwashers have an A rating.<br> Washer driers & tumble driers have a B rating.<br> | NO<br><br>YES | Not provided, washer/driers only provided in first floor flats. | |
|---|
| Energy Efficient fittings (retro purchased) | Information provided to the purchaser on the benefits of purchasing energy efficient white goods where not supplied with the new home. | YES | Information is provided within the ‘handover pack’. | |
| Reduce CO2 Emissions | Provide safe, weather-proof & secure cycle storage for eg. 50% of the properties. | YES/NO | Cycle storage provision to apartments at 1no per apartments. Cycle Storage within garages where appropriate. Visitor cycle stands under cover to Neighbourhood Centre | |
| Reduce CO2 Emissions | Provide a room or space in a quiet room, that can easily be set up as a home office. | YES | Space provided for home office where appropriate | |
| Reduce Energy Consumption | (10%) of total energy demand is supplied from local renewable or low carbon energy sources eg. solar pv, wind turbines. | YES | Where applicable photovoltaic panels installed | |
| Reduce energy consumption | Provide FOC or for purchase or provide information – Smart Meters (visible display of energy consumption) | YES | Information provided within the ‘handover pack’. | |
| Design / Specification Water | Reduce water consumption target 120l/p/d (litres per day OR LESS (state if aiming to achieve lower) | 6/4 dual flush toilet | YES | Fitted as standard | |
|---|
| Reduce water consumption target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower) | 6-9 litres per minute shower (note – average electric shower is approximately 6/7 litres per minute). | YES | All taps/showers fitted with flow restrictors | |
| Reduce water consumption target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower) | 18ltr max. volume dishwasher. | YES | Lower (where included in 4bed dwellings) | |
| Reduce water consumption target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower) | 60ltr max. volume washing machine. | NO | Not provided in dwellings – where provided in flats consideration to be given to reduced water volume models | |
| Reduce water consumption target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower) | Provide a system to collect rain water for use in external irrigation / watering (eg. water butts). | NO | Not applicable to this scheme | |
| Reduce water consumption target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower) | Grey Water Technology (collection and use of bath water etc. for toilet flushing). | NO | Not applicable to this scheme | |
|---|
| Construction | Materials | Building materials sourced locally where feasible.<br> Materials from recycled sources.<br> Timber from sustainable sources.<br> Insulation materials have zero ozone depletion rate.<br> | YES YES YES YES | All materials are sourced locally where appropriate. Materials are from recycled sources where appropriate. Timber is from sustainable sources where appropriate. Used as standard. | |
| Labour | From local labour pool where feasible.<br> ‘Shared’ transport to site.<br> | YES YES | Local labour is used where possible. | |
| Modern Methods of Construction (MMC) | Off-site construction. | NO | Not appropriate for this scheme. | |
| Waste | Site Waste Management to reduce / reuse / recycle waste. | YES | Standard practice on this construction site. | |
| Occupation | Waste | Provide recycling and storage facilities within/outside the property (multi-bin system) and/or provide an area (with bins) for recycling in line with the Government strategy (subject to inclusion of collection from the designated area by the local council/Government system). | YES | This is subject to further discussion with Malew Commissioners | |
| Waste | Provide composting facilities – for each property or communally. | NO | Not applicable to this scheme. | |
|---|
| Reduce energy & water consumption | Provide simple user guide, (non technical) for the occupier on the operation and environmental performance of their home, including tips on how to reduce energy & water consumption. | YES | Information provided in the ‘handover pack’. | |
| Reduce CO2 Emissions | Provide information for the occupier in respect of local alternative means of transport, cycle routes and local amenities (doctor, schools, shops etc.) | YES | Information provided in the ‘handover pack’. | |
| Reduce Carbon Footprint | Inclusion of planting schemes. | YES | As per the landscaping plan | |
Appendix 2 APS Text and Development Brief relating to Site 3
- 4. Any scheme should include a range of housing types, including a mix of tenure based on current assessments of need.
- 5. Open Space shall be provided in accordance with the standards set out in Appendix 6 of the Isle of Man Strategic Plan, 2007, or its replacement.
- 6. Proposals must be so formulated as to ensure that the Glashen Stream is not polluted, either before, or during, the construction period or subsequently; the provision of an adequate buffer zone should be included within any proposals.
Location: Land to the south east of Ballasalla, between Douglas Road and Balthane Industrial Estate, Ballasalla, Malew Size of Site: 19 ha Proposed designation: See Development Brief Site Assessment Framework (Residential Score): 50/68
(Employment Score): 43/60
4.28.1 This site is largely contained by the route of the proposed Ballasalla By-pass but part of the site lies to the south of the by-pass route, bounded by Balthane Industrial Estate and Ballahick Lane. An approval on this site will need to be linked to a legal agreement(s) prepared in accordance with Section 13 of the Town and Country Planning Act 1999. Such a legal agreement(s) should address the issue of the construction of the Ballasalla By-pass alongside phased development on the site. The proposed Planning Policy Statement (PPS) - deal with the stretch of the Ballasalla By-pass road between the south western boundary of Site 3 and Balthane Corner. The PPS will identify the mechanism by which Government will use any monies accrued via the release of the Strategic Reserve sites, and any other additional sites, as well as any other monies which Government is prepared to commit, to this section of the Ballasalla By-pass in the future.
- 1. The site will be developed only for:
- i. Predominantly Residential purposes;
- ii. Community facilities and public open space. Such public open space must be easily accessible to the community and may be in the form of a public park;
- iii. Employment uses limited to Class 5 (Research and Development/Light Industrial) and Class 6 (Storage or Distribution) set out in Schedule 4 of the Town and Country Planning (Permitted Development) Order 2012.
- iv. The construction of an Urban Primary Distributor Road to by-pass Station Road and
indicated on Inset Map 4.
- 2. Any detailed application for the site must be accompanied by and form part of a Master Plan for the whole site (unless the detailed application covers the whole site). The Master Plan must satisfactorily address the matters of general land use and layout, structural landscaping, the intended phasing (including a landscaping phasing schedule), and internal road position (including the Ballasalla By-pass). Any detailed application which incorporates the first phase must:
i. Include detailed plans for the Ballasalla By-pass route and design (including an associated landscaped buffer) as well as an agreed design solution for traversing the steam railway line; the preferred option being a level crossing.
- 3. Industrial development may be permitted on land between Colas Drive and the Ballasalla By-pass route (in fields 434090 and 434089) but applications must demonstrate that the route of the proposed Ballasalla By-pass will not be compromised. Development will not normally be permitted within 25m of the line of the Ballasalla By-pass as measured from nearest roadside channel (this may be amended once the detailed ground levels have been determined).
- 4. The Department accepts that an overall phased approach may be acceptable (provided points 1, 2 and where appropriate 3 above are satisfied), which would, in effect allow construction of the Ballasalla By-pass alongside other proposals in stages, but it must be demonstrated that the existing road network can accommodate the additional traffic levels generated by each phase. A legal agreement will be required at the first phase of development to ensure the construction of the Ballasalla By-pass linking Douglas Road (Glashen Hill) to the south western boundary behind Railway Terrace in the general position shown on Map 4.
- 5. Due regard must be had to the proposed Planning Policy Statement Contributions to the Ballasalla By-p for the construction of the Ballasalla By-pass linking the south west boundary of Site 3 to Balthane Corner.
- 6. The most appropriate route of the Ballasalla By-pass has yet to be confirmed as indicated by the double headed arrow on inset Map 4; however, the final positioning and design of the road must be satisfactory in highway terms meeting the design standards set out in the United Kingdom Design Manual for Road and Bridge Works. The applicant is
(DoI) prior to the submission of an application. The application must satisfactorily address the following issues:
- i. The Ballasalla By-pass junction arrangements from Glashen Hill and Balthane Corner
.
- ii. The manner in which protection will be given to the existing public and private rights of way which the Ballasalla By-pass will sever.
- iii. The junction arrangements for any access points from the Ballasalla By-pass road to the adjoining land including the provision of a second point of access to the existing Balthane Industrial Estate (any access points should be determined following
(DoI)
).
- iv. The manner in which any light pollution from the Ballsalla By-pass will be addressed.
- v. How the design of the Ballasalla By-pass can assist in the securing of sustainable transport solutions (cycling and walking) to link the village of Ballasalla with Balthane Industrial Estate.
- vi. The manner in which Statutory Undertaker routes will be excluded from the carriageway and footways of the Ballsalla By-pass; it may be acceptable for these to be located within a service corridor located adjacent to the Ballsalla By-pass in the landscape buffer area.
- 7. The site has potential archaeological significance. An appropriate archaeological evaluation must be carried out on the site and suitable archaeological mitigation designed into any proposed scheme. The applicant is encouraged to discuss this with Manx National Heritage prior to the submission of any application for this site.
- 8. No part of the site shall be developed until there is in place an approved Drainage Master Plan prepared following discussions with the Isle of Man Water & Sewerage Authority to ensure adequate drainage arrangements are made for the entire development site.
- 9. Proposals must be so formulated as to ensure that the Glashen Stream is not polluted, either before, or during, the construction period or subsequently; the provision of an adequate buffer zone should be included within any proposals.
Location: North-east of Freeport, Malew Proposed designation: Office/industrial (see Development Brief 4, Chapter 6)
Location: Land to the north of the Ronaldsway Industrial Estate Road and to the west of the RLC Engineering Group Building, Malew Proposed designation: See Development Brief 5, Chapter 6
Location: Corner of Douglas Road and Victoria Road, Castletown Size of Site 3.7 ha Previous designation: Open Space Proposed designation: Predominantly Residential (Proposed) Site Assessment Framework (Residential Score): 52/68
4.32.1 The site adjoins the Castletown Conservation Area and is close to Castletown Railway Station which is a Registered Building. The site is in a good position being close to existing residential development, located on a main road and bordered by development to the north-east and west. As such, residential development is considered appropriate on this site. The Airport Runway Public Safety Zone (PSZ) includes the northern corner of the site and this should be considered as part of any scheme.
- 1. Any initial application must include a Master Plan which should take into account the
Castletown Conservation Area and the Railway Station which is a Registered Building.
- 2. Vehicular access must be from either a re-aligned roundabout at the Bowling Green Road junction or a new rounda junction. Individual access points to new properties from the Main Road will not be supported.
- 3. Pedestrian/cycleway facilities should be an integral part of the proposals to link the development to the centre of Castletown.
- 4. Early advice should be sought from the Isle of Man Water and Sewerage Authority to discuss the proposed density of development and need for hydraulic modelling for the development site.
- 5. The Airport Runway Public Safety Zone (PSZ) must: be integrated into any design proposals; remain free from built development; and must have regard to the Isle of Man Strategic Plan Policies relating to the Airport Runway Public Safety Zone (PSZ) (Transport Policy 10 and Transport Policy 11 in the Isle of Man Strategic Plan, 2007).
