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Application No.: 10/01460/B Applicant: Heritage Homes Ltd Proposal: Creation of temporary construction compound and storage area to facilitate residential development proposed under PA 10/00544 Site Address: Parts Of Fields 315097,311826, 311827and 314444 Between Poortown Road \& QE2 High School East Of Reayrt Ny Keylley \& Reayrt Ny Cronk Peel Isle Of Man ### Considerations Case Officer : Mr Steve Stanley Expected Decision Level: Planning Committee ### Written Representations Sea Peep Poortown Road Peel Isle Of Man Objects to the proposal ### Consultations Consultee : Highways Division Notes: Approval. Consultee : Peel Town Commissioners Notes : Consultee : German Parish Commissioners Notes: - No comment Consultee : Waste Operations Manager Notes: Waste Matters Memo sent 12.10.10 PT
This application is recommended to be considered by the Planning Committee as the site has been the subject of previous applications that have been determined by the Committee. Furthermore, the applicant has requested that a decision be taken on the application under Section 6, Part (8) of the 2005 Procedure Order.
THE SITE The application site is a rectangular piece of land situated on parts of fields 315097, 311826, 311827 and 314444 which are located between Poortown Road and QEII High Landscape or Coastal Value and Scenic Significance School, Peel.
The site is immediately adjacent to the south eastern boundary of the land that is the subject of PA10/00544/B, a current application for residential development.
This application seeks permission for the creation of a temporary construction compound and storage area to facilitate the residential development proposed under 10/00544/B.
The application form sets out that planning approval is currently being sought to develop land adjoining Poortown Road, Reayrt ny Cronk and Reayrt ny Keylley with 101 dwellings (PA10/00544).
Approval is now sought to create a temporary construction compound and storage area adjoining the proposed development site, within land which is also designated for development in the Peel Local Plan. It is stated that determining the most appropriate location of a construction compound is a balance between efficiency of construction, sustainability, health and safety requirements and protection of amenity of new and existing residents. The applicant considers that the location now proposed represents the best balance of those requirements. Upon the completion of residential construction, the compound and stored materials will be removed and the site returned to its original condition.
The application site is located within an area identified as being Proposed Residential by the Peel Local Plan.
The following previous planning applications are considered relevant in the consideration of this application:
06/01393/A sought approval in principle for the residential development of Fields 311825, 311826, 311827, 314444 and 315097, Ballawattleworth Farm in accordance with the densities and indicative highway layout shown on the enclosed master plan. This application proposed a total of 458 dwellings. The Planning Committee resolved to refuse this application for the following reasons:
R1. The proposed development would be premature in that: a) the Strategic Plan indicates that, in the West of the Island during the Plan Period (2001 - 2016), there is a need for only 1000 dwellings, of which 814 have been, or can be, provided by existing approvals, by conversions, and by windfall sites; a further 173 dwellings have been approved on the adjoining land to the west; and b) the proposed development would create a demand for more school places than currently exist or for which there are proposals.
R2. In any case, the proposed Master Plan a) proposes housing at a generally inappropriately high density for an "edge of town" site; b) proposes an abrupt interface between the built development and the countryside which would have an adverse impact on the landscape; and c) proposes a layout which would have little in common with the local character of Peel.
A request for an appeal into this decision was made by the applicant but this was subsequently withdrawn.
09/00521/B sought approval for a residential development of 43 dwellings, including roads, drainage infrastructure and public open space. The application proposed the treatment of foul sewage using a standalone sewage treatment plant which would process the waste from the development and discharge treated effluent into the adjacent watercourse. This was refused by the Planning Committee for the following reasons:
The development was later approved at appeal.
10/00665/B sought approval for the creation of a temporary construction access to serve residential development approved under 09/00521/B. This was permitted.
10/01123/C sought approval for the removal of Condition 7 and variation of Condition 9 of approved 09/00521/B. This was permitted at appeal. 10/01124/B sought approval for amendments to the drainage arrangements approved under PA09/00521/B. This was permitted at appeal. REPRESENTATIONS German Parish Commissioners have not commented on this application. The Highways Division does not oppose this application.
The owners/occupier of Sea Peep, Poortown Road, Peel object to this application. Their objection may be summarised as concerns that as a decision is yet to be made on 10/00544/B, this application is premature and that the condition regarding the construction method statement applied to 09/00521/B was not complied with. Party Status was granted to this property for 09/00521/B.
ASSESSMENT
This application is dependent upon the outcome of PA10/00544 which is yet to be determined by CoMIN (the application has been treated as a Department application as the proposal includes alterations to the Highway).
If PA10/00544/B were to receive planning permission then it is judged that the location of the compound and storage area proposed would be appropriate to serve the construction of the development.
However, in the absence of a decision on PA10/00544/B, it is judged inappropriate to grant planning permission for this development at this time. The applicant is of the view that, subject to all other aspects of this proposal being acceptable, approval could be granted to the temporary compound with a condition which only allows it to be implemented in the event that PA10/00544/B is approved.
The applicant has made a request for a decision to be taken under the provision of Section 6, Part (8) of the 2005 Procedure Order. This sets out that if, following the 8 week period following the submission of an application, the Planning Authority has not taken a decision, then the applicant may
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10/01460/B
request that the Planning Committee take a decision within 21 days. If no decision is taken within this period, the application is deemed to be refused.
RECOMMENDATION Refuse.
PARTY STATUS It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
German Parish Commissioners The owners/occupier of Sea Peep, Poortown Road, Peel
Accordingly the following parties are not granted Interested Party Status:
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommendation
Recommended Decision: Refused Date of Recommendation: 12.04.2011 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. The proposed development is dependent upon the outcome of PA10/00544/B which is yet to be determined. In the absence of a final decision on PA10/00544/B, it would be inappropriate to permit this application.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : __________________________ Committee Meeting Date : __________________________ Signed : __________________________ Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
12 April 2011 10/01460/B Page 4 of 4
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