31 May 2012 · Delegated - Development Control Manager (under Government Circular 13/11 1(h))
Field 134276, Gardeners Lane, Ramsey, Isle Of Man, IM8 2tr
The proposal involves erecting 45 dwellings on parts of fields 134273-134276 east of Gardeners Lane, Poylldooey, Ramsey, including associated residential access roads, a section of distributor road, public open space and landscaping.
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No full officer's delegated report with explicit reasoning is present; approval implied by condition discharge confirmations and prior context from related applications.
Ramsey Local Plan Policy R/R/P2: Specific Area Development Briefs (Ormly Hall)
Requires development per approved scheme for whole area after Sulby River crossing feasibility; assessed compliant as amendment to prior approval 03/00790/B within WRDF framework.
Soft landscaping details and timetable
No development shall take place until full details of soft landscaping works, and a timetable for their provision, have been submitted to and approved in writing by the Planning Authority. The landscaping works shall be carried out as approved. Details include additional planting along southern boundary adjacent former Steam Railway line. Trees/shrubs dying within 5 years to be replaced.
Landscaping implementation
Implementation of soft landscaping works as per drawing 2290.01.08A approved to satisfy condition (confirmed 16 Nov 2012)
No objection subject to Gardeners Lane not implemented before approved improvements (10/137/TR/005)
No objection; maintain 25% affordable housing requirement (11 units) via Section 13 Agreement
No objection subject to compliance with Manx Sewers for Adoption standards
Ramsey Town Commissioners strongly object due to access and traffic issues, while Highways Division offers conditional support pending road improvements; other consultees raise drainage, affordable housing, and design concerns but no objections.
Key concern: unacceptable access via Gardeners Lane leading to traffic and egress problems, particularly during TT races
Ramsey Town Commissioners
Objectionthe Commissioners... have resolved to STRONGLY OBJECT to the proposal; no dwelling shall be occupied until the distributor road has been, to the satisfaction of the Planning Authority, constructed right up to the eastern boundary of area 2 and 3
Conditions requested: Schedule of Conditions as set down on original planning application PA 03/00790/B must be applied, particularly Condition 10: no dwelling shall be occupied until the distributor road has been constructed right up to the eastern boundary of area 2 and 3
Isle of Man Water and Sewerage Authority
Conditional No ObjectionAll foul and surface water drainage must comply with the standards as set down within Manx Sewers for Adoption
Conditions requested: all foul and surface water drainage must comply with Manx Sewers for Adoption; proposed development must be connected to public sewer(s) in manner acceptable to Authority prior to commencement; developer advised of commencement of work; all drainage works to conform to Manx Sewers for Adoption with inspections/surveys including CCTV at developer expense; legal requirement to advise Authority in advance of date of connection of each dwelling to public sewer(s); communication fees payable; as built drawings required once completed; enter into adoption agreement prior to work commencing per section 8 of Sewerage Act 1999; surface water discharge to watercourse must be via spillway to Authority specifications or no work near river without consent from Land Drainage Engineer per Land Drainage Act 1934 Section 35
Department of Infrastructure Highways Division
Conditional No ObjectionOnce PA 10/01693/B has been implemented the road network will be suitable to support the construction proposed by this application; The road layout has been designed in accordance with the current standards as defined in Manx Roads
Conditions requested: PA 10/01693/B must be implemented prior to any further construction that requires access from this length of Gardeners Lane
Architectural Liaison Officer, Isle of Man Constabulary
No ObjectionI can therefore confirm that I have no issues or concerns relating to the proposed layout for this section of the development
Department of Social Care, Housing Division
Conditional No Objectionmy Department would wish to maintain that charge [25% affordable housing]
Conditions requested: applicant required to identify 25% affordable housing provision allocated to this area and/or prepare revised Section 13 Agreement; this site required to provide 11 units (45 x 25% = 11.25)
Manx Electricity Authority
No ObjectionConditions requested: condition that applicant must contact the Authority
The original application for 45 dwellings with infrastructure was not refused but required determination by an independent inspector due to Department of Infrastructure ownership of part of the site (public highway). The planning authority provided a neutral assessment supporting compliance with policies. Key arguments focused on highway capacity, flood risk, amenities, open space, affordable housing, and design. The inspector found the proposal acceptable in principle and detail, according no significant adverse impacts, exceeding open space requirements, and complying with policies including 25% affordable housing via Section 13 agreement. The Council of Ministers accepted the recommendation and approved subject to conditions on landscaping, parking, roads, open space, and realignment.
Precedent Value
Confirms flexibility in WRDF highway schemes; site-specific evidence trumps general objections; establishes Gardeners Lane capacity for 100 dwellings pre-full distributor road. Future applicants should secure technical consultee support and reference extant permissions.
Inspector: Ruth MacKenzie BA(Hons) MRTPD
