28 April 2005 · Planning Committee
Pulrose Farmhouse, Castletown Road, Douglas, Isle Of Man, IM2 2db
The proposal seeks approval in principle for up to 30 small affordable dwellings (2-3 bedrooms) aimed at first-time buyers on the former Pulrose Farm site, which is zoned residential but currently poorly used and of scruffy appearance.
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The site is zoned Residential on the Local Plan and currently poorly used with a scruffy appearance, making residential redevelopment clearly acceptable if servicing issues like safe access/egress and…
Time limit for reserved matters
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
No approval of sketch layout
No approval is hereby implied to the sketch layout plan submitted with the application.
Road and footway details as Home Zone
The application for Reserved Matters must include full details of the surface-finishes to the roads and footways, the kerb and traffic calming measures in accordance with the development becoming a Home Zone; these details should be prepared in consultation with the Highway Authority.
Junction scheme with New Castletown Road
The application for Reserved Matters must include full details of a scheme for the junction with the New Castletown Road; this scheme must include sight lines and visibility splays in accordance with Manx Roads 1, the provision of cycleway and footpath/footway links with Anagh Coar Road, and the provision of bus lay-bys on each side of the New Castletown Road; this scheme should be prepared in consultation with the Highway Authority.
Underground services
All services must be laid underground and all soil-stacks must be constructed internally.
Details for existing dwellings, trees, golf boundary
The application for Reserved Matters must include details of (a) arrangements for vehicular access to, and parking space for, the existing dwellings adjoining the site; vehicular access should be from the rear; (b) the existing trees on and overhanging the site, and the proposals for retaining and protecting those where appropriate; and (c) proposals for treating the boundary of the site where it adjoins the golf course.
Affordable housing scheme
All of the proposed dwellings must be of a size and design such as to comprise Affordable Housing Units; the Reserved Matters application must include a scheme which details the mechanism by which these units will be made available; this scheme should be prepared in consultation with the Housing and Estates Directorate of the Department.
no objection
no objections or comments
no adverse traffic impacts, subject to imposition of conditions on sight lines, Home Zone, junction arrangements, bus lay-bys
no objection - estate layouts should ensure dropped kerbs, tactile paving, disabled parking where applicable; attached recommendations
express interest; condition required that applicant contact Authority for water supply connection under Water Supply Byelaws
Multiple consultees responded to application 04/02088/A for 30 dwellings at Pulrose Farm, with Douglas Corporation, IoMWA, DAFF Wildlife Officer, and Disability Access Office raising no objections but requesting conditions, DoT Highways offering conditional no objection, and Andrew Jessopp objecting on zoning and access grounds.
Key concern: land unzoned for development
Borough Of Douglas
No ObjectionDouglas Corporation have no objection to the proposals listed below.
Andrew Jessopp
ObjectionI oppose this application as it appears to include land unzoned for development, has poor access on to a busy road and, if it is the first stage of the redevelopment of a wider area that a master plan for the area should be prepared, submitted and approved first.
IoMWA
Conditional No Objectionthe applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws
Conditions requested: a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws
Department of Transport Highways Division
Conditional No ObjectionNo adverse traffic impacts, subject to the imposition of the following conditions
Conditions requested: Sight lines/visibility splays shall be constructed in accordance with Manx Roads 1.; The road layout, including sight lines, and parking arrangements shall be deferred to a later application.; The surface finishes to the roads and footways, and type of road kerbing, shall be deferred to a later application.; On completion the proposed development will become a Home Zone. Traffic calming principles, including Home Zone features at the access point(s) shall be incorporated into the design.; The junction arrangements with the A5 New Castletown Road shall conform with the requirements of the Planning Authority after consultation with the Highway Authority. This requirement will include the provision of cycleway and footpath/footway links with Anagh Coar Road.; The design will include bus lay-bys on each side of New Castletown Road.
Borough of Douglas Architectural Services
No CommentThe Corporation intends to sell the site for the development of housing; The site layout plan enclosed with the application shows a typical first time buyer development containing a maximum of 30 units
Conditions requested: it will be a requirement of sale that the developer provides new rear access and parking to these properties; any exposed sections of the boundary adjacent to the golf course will require treatment by way of specialist fencing to avoid intrusion of golf balls
DAFF Wildlife & Conservation Officer
No ObjectionI have now seen these planning applications and have no objections or comments.
Disability Access Office
No ObjectionEstate layouts should ensure there are dropped kerbs at all road junctions and that appropriate tactile paving is provided.
Conditions requested: Estate layouts should ensure there are dropped kerbs at all road junctions and that appropriate tactile paving is provided.; Dropped kerb crossing places should also be provided at various points along any road although these can be provided by way of driveways to properties.; If however the alternative ‘shared surface’ option is used then there should be a clear delineation line between pavement and road to assist people with sight impairment.; Where common parking is to be provided then 5% should be designated disabled parking.
