CONCERNS about the scale and impact of a plan to build 68 flats at Summerhill Quarry, in Douglas, were raised at a planning inquiry into the application.
The inquiry was led by independent planning inspector Ruth MacKenzie, who will produce a report for the Council of Ministers.
Holden Properties Ltd has applied (11/01091/B) to build 68 two-bedroom flats, including 15 affordable units and parking.
Mark Savage, of Savage & Chadwick Architects, said the development would create a positive back drop to the Douglas promenades conservation area.
But objectors at the inquiry – residents in nearby properties in Summerhill Grove, Summerhill Place, and Strathallan Crescent – as well as representatives of land owners at the top of the cliff, raised their fears.
One of their main concerns was the stability of the rock face, and the impact of development on it. And they were concerned a detailed plan for how the cliff would be stabilised had not yet been completed.
A report by Geo-Projects, on behalf of Holden Properties, states further detailed investigation was needed to assess the cliff. Measures to stabilise it could include rockbolting, removing loose and overhanging blocks, and meshing.
Mr Savage said the cliff’s stability was not an issue to be taken lightly.
Only 2,920 sq/m of open space is provided for; the requirement is 4,352 sq/m.
Mr Savage said: ‘We can’t physically provide any more on site otherwise we would have done. We think this is fair and reasonable.’ He said the firm was willing to pay a commuted sum in relation to the shortfall.
Parking provision falls below the two spaces per flat normally required by nine spaces. Ian Ladbrooke of traffic consultants Sanderson Associates said 11 motorcycle and 11 bicycle spaces would also be provided, and the development was in reasonable walking distance of existing bus routes.
Residents were concerned there would be extra traffic at the junction from Summer Hill on to Douglas promenades, particularly in the morning rush hour. Wendy Leece, of Summerhill Place, criticised the transport assessment for not taking into account the impact of Bemahague secondary school, due to open in Onchan in September.
Mr Ladbrooke said the junction’s capacity was acceptable.
Policy states 25 per cent of new-build flats should be affordable housing. Mr Savage said the firm was happy to pay a commuted sum to the Department of Social Care in relation to the shortfall.
Dr Richard Selman, of the Department of Environment, Food and Agriculture, asked for planning conditions about protected species on the cliff – peregrine falcons and lizards – as well as bats, if they are found. An offer was made to install nesting boxes for the falcons and remove a roof terrace.