19 December 2006 · Planning Committee
Land Including Fields 334281 And 334282 Adjacent To, Springfield Terrace, Foxdale, Isle Of Man, IM4 3jx
The application sought approval for a residential development comprising 16 plots, of which 3 were designated as affordable housing, along with associated internal roads and sewer infrastructure on vacant land zoned predominantly residential in Foxdale.
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The officer assessed the proposal against the Foxdale Local Plan development brief (para 3.50) and Tynwald resolution on affordable housing, finding it deficient in multiple respects.
Foxdale Local Plan Development Brief for Area 2: Marguerite Place
Requires A24 improvements (e.g. widening), traditional village architecture, tree retention, mound acknowledgement via MNH consultation with landscaping to soften impact/integrate with village, contamination testing, possible play area. Officer found landscaping inadequate to demonstrate integration/softening, no A24 works, insufficient mound details (visual/contamination), no contamination reference beyond spoil works.
Tynwald Resolution on Provision of Affordable Housing
Requires normally 25% affordable housing for developments of 8+ dwellings on zoned residential land. For 16 plots, 4 units needed but only 3 proposed; applicant's calculation (25% of 12 market plots) rejected as not meeting policy intent despite 'normally' wording.
Manx Roads guidance
Highways guidance on road types/layouts. Plots 6-12 served off private drive non-compliant; should be Street/Urban Lane/Country Lane per Highways Division objection.
No comment, but considers the application addresses concerns from previous application. Suggest screening/planting at start of works.
No objection in principle subject to conditions on foul sewer connection, no surface water to foul, drainage drawings, soil analysis due to contamination risk.
Interest noted; condition required for water supply connection.
Multiple objections from neighbouring residents on privacy, traffic, visual impact, and mound disturbance; Manx National Heritage raises concerns over mining spoil heap and shaft risks without formal objection; Drainage Division offers no objection with conditions; other responses note utilities and access requirements.
Key concern: mining spoil mound with shaft and contamination risks
Drainage Division, Department of Transport
Conditional No ObjectionNo Objection in principle to the proposed development subject to the following conditions
Conditions requested: proposed development must be connected to the public foul sewer in a manner acceptable to the Department of Transport Drainage Division and on terms and conditions agreed prior to commencement; NO discharge of surface water to any foul drainage system; enter into an adoption agreement if sewers to be adopted; submit complete set of drainage construction drawings for approval prior to work commencing; submit full analysis of the soil together with pipe specification for proposed sewers
Andrew Johnson (MNH)
No Commentdisturbing the mound is therefore risky; mound is made up of materials which pose a significant health risk; I would be unwilling to put archaeologists in harm's way; suggesting that the area became open space, and that for double protection the mound be capped with imported topsoil and planted
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: dropped kerbs at all road junctions with tactile paving; dropped kerb crossing places at various points along road; clear delineation line if shared surface used; 5% of common parking designated disabled parking; dwellings built under Part M Building Regulations and accessible for wheelchair users
Water Authority
No Objectionrequest that a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes
Conditions requested: applicant must contact the Authority to ensure connection for water supply or amendment under Water Supply Byelaws; for connections comprising more than a single connection or new mains/hydrants contact Planning and Projects Section
