Loading document...
The site represents a piece of land which is designated on the Peel Local Plan as Industrial despite there being no development on the site and with residential land to the east and north. The Industrial designation is significant and includes the power station and all the industrial land alongside the former railway line, despite the significant difference in levels.
Planning permission was granted for the principle of residential development under PA 02/00491. Conditions were attached regarding the provision of a footway and a safe access onto the A27 and that the houses located alongside the road should be fair-faced.
None of those who have submitted views on this have had any regard to this application.
The applicant has had a number of meetings with me and Viv Messenger regarding the layout and how to satisfy the conditions. I have also discussed this site with Derek Sewell from DoT who expressed concern regarding their possible requirement for a roundabout although I do not think that there are firm plans for this nor was it clear from the approval in principle that this would be necessary. This would have a significant impact on the amount of land required for the "safe access" onto Glenfaba Road and how the proposed dwellings would be affected by this.
The layout avoids a line of frontages all along the site and promoted the fronts of the proposed dwellings facing the road.
Defer for DoT views and Richard Senior's comments on affordable housing although the site has been the subject of a previous application for housing and no mention was made of this then.
Dot have objected on the basis of a future link to the industrial land although this is termed "desired" and "the precise location is under investigation and future consultation". Bearing in mind the approval in principle granted previously and nebulous nature of this proposal/aspiration I do not consider this to be a sustainable reason for refusal: if DoT wish to pursue this they should purchase the site.
I note Peel Commissioners' views regarding over-intensity of development. However they raised no such objection to the previous application which proposed 15 dwellings. Their concern regarding the overlooking of an industrial area was also not raised last time when the application was approved and I fail to see how this is a sustainable reason for refusal.
Defer for Housing comments.
I have now spoken with Richard Senior who confirms that the site is suitable for FTB/Affordable housing. Defer for consultation with applicant.
The applicant has been unable to discuss the application with Richard Senior but has agreed to the inclusion of 4 houses which would be suitable for FTB under the HPAS. He has submitted a plan showing how this could be done but this increases the density to 19. If approved the description of the development should be changed to simply "residential development" and make no reference to the number of plots.
The Department of Transport has now formulated preliminary conclusions/ideas regarding the relief road/link to the industrial land and this is outlined in their letter of 19th January, 2006. The applicant is not happy to defer this matter any longer and suggests that the new access road should be to the
south of his land (which is one of the options which the Department of Transport has considered, but is not their preferred option.
I find it slightly unreasonable that this applicant should be made in his development to provide for a relief road which has no status or to provide for access to land which is not in his ownership and where there may be access options which do not involve his property. Department of Transport has indicated that should the access to this development site be proposed directly opposite the access to the new residential development this would involve a roundabout which would have to be funded by him. Alternatively the new access should be moved, preferably in a northerly direction to avoid the crossroads situation.
I recommend approval subject to the conditions attached previously with perhaps a note regarding access to the industrial land.
Recommended Decision: Permitted
Date of Recommendation: 28.11.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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.
This permission relates to the principle of the development of the site for residential purposes.
The application for reserved matters must demonstrate that the development makes provision for affordable housing at a proportion of 25% of the overall number of plots proposed on the site.
Note; the applicant should discuss this with the Director of Housing prior to the submission of the application for reserved matters.
The application for reserved matters must demonstrate that the development makes provision for a safe means of access onto the A27 Glenfaba Road.
The development must acknowledge the prominent position of the site and that the first property on the southern end of the site will be the first viewed when entering Peel from the south: this property should have a fair face to the south.
C 6.
The application for reserved matters must make provision for dealing with the High Voltage cables in the vicinity of the site.
Note: the applicant is advised to consult the MEA in this respect.
N 1.
For water connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the Isle of Man Water Authority Planning and Projects Section, telephone 695958.
N 2.
The applicant is encouraged to liaise with the Department of Transport regarding the need for the provision of an access road to the industrial land to the west of the site.
Decision Made : ... Committee Meeting Date : ...
Copyright in submitted documents remains with their authors. Request removal
View as Markdown