4 March 2024 · Planning Committee
Field 134274, Auldyn Meadow Drive, Ramsey, Isle Of Man, IM8 2tr
The proposal sought full planning permission for Phase 1 comprising 66 dwellinghouses and 12 flats south of a proposed spine road, plus site access, spine road, drainage, parking and landscaping.
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Planning Committee rejected officer's approval recommendation despite detailed report finding proposal acceptable on allocated site with mitigation via conditions/S13 agreement.
General Policy 2
Requires development not harm ecology/amenity/flood risk; Phase 2 saltmarsh/habitat impacts failed tests b/c/d/h/l per refusal R1.
Environment Policy 4
Protects species/habitats of international/national/local importance; insufficient surveys for Red List/Schedule 7 plants/bats failed policy.
Environment Policy 5
Development minimising disturbance to ecological interest; tree/habitat loss unmitigated.
Environment Policy 10
Requires FRA/mitigation where flood risk; unconvincing measures failed.
Environment Policy 13
No unacceptable flood risk on/off-site; spine road/access flooding in extreme events.
Environment Policy 22
Protects flood zones/saltmarsh; Phase 2 especially harmful.
Transport Policy 4
Safe highway design; spine road gradient/drainage inadequate for adoption.
Housing Policy 5
25% affordable housing; officer accepted <25% Phase 1 due spine road costs with review Phase 2 via S13 but not decision factor.
No objection to amended plans/additional information
Design accords with Manual for Manx Roads; no high risk changes anticipated
Multiple consultees including DOI Highway Drainage, DEFA Ecosystem Policy, Manx Wildlife Trust object to the development due to inadequate drainage details, flood risks, significant biodiversity loss, and habitat destruction; no objections from some but overall strong opposition.
Key concern: inadequate surface water drainage and high flood risk to site and downstream areas
DOI Highway Drainage
ObjectionDue to the lack of surface water drainage details and calculations together with the extent of flooding predicted during extreme tidal events to parts of the estate roads, we recommend that our Highway Asset Management Division do not enter into a Section 4 adoption agreement
DEFA Ecosystem Policy Team
ObjectionThe DEFA Ecosystem Policy Team strongly object to the proposed development and believe that this application should be refused in-principle
DEFA Ecosystem Policy Team
ObjectionThe Ecosystem Policy Team are maintaining our strong objection to this application
DEFA Ecosystem Policy Team
ObjectionThe Ecosystem Policy Team maintain a strong objection to this application. I have attached our latest response... which remains valid
DEFA Ecosystem Policy Team
ObjectionThe Ecosystem Policy Team have gone through your report... and have concerns about its apparent omissions
Conditions requested: additional condition for pre-commencement ecological surveys (birds, fungi, bats, invertebrates, plants, amphibians, reptiles); no tree/vegetation clearance until surveys approved; Ecological Clerk of Works; low-level lighting scheme per BCT/ILP Guidance Note 8; tree protection monitoring
Manx Wildlife Trust
ObjectionMWT object to the above planning application as the proposal will cause irreparable damage to one of our Island’s most important areas for biodiversity
Manx Utilities (Ian Wade)
Conditional No ObjectionManx Utilities have concerns in any approval being granted to a development with only an outline foul drainage design being provided when full approval is being sought
Conditions requested: Surface water drainage strategy condition; Surface water management and maintenance scheme condition; Foul drainage condition
Owners of River House (Sarah Corlett Town Planning Consultancy)
ObjectionThe site is not designated for development in its entirety
Owners of River House (Sarah Corlett Town Planning Consultancy)
Objectionland use conflicts not addressed; loss of POS, employment land; IPS entitlement; inadequate conditions
Owners of River House (Sarah Corlett Town Planning Consultancy)
Objectionerrors in officer report (FRM objection not withdrawn); land use departures; flood risk to River House; inadequate conditions
Isle of Man Green Party Petition
ObjectionPrevent Urban Development in Poyll Dooey... 1,564 signatories
The original application sought combined approval in principle and full approval for Phase 1 (66 dwellinghouses, 12 flats, site access, Spine Road, drainage, parking, landscaping) plus outline permission for up to 127 residential units, flexible commercial space, public house and retail (all matters reserved save access) on land at Poylldooey Fields, Ramsey (Sulby Riverside). It was refused by the Planning Committee on 26 February 2024 (decision notice 4 March 2024) for three reasons: inadequate ecological surveys/mitigation (contrary to Strategic Policy 4b/c, General Policy 2 b/c/d/h/l, Environment Policies 4/5/22iii, Wildlife Act, Climate Change Act); insufficient flood mitigation for 1:100 fluvial/1:200 tidal events (Environment Policies 10/13/22i); and inadequate Spine Road design/gradient/drainage for adoptable standard (Environment Policies 10/13, Transport Policy 4). The appellant (Blythe Church Investments, agent Bell Cornwell LLP) lodged appeal on 25 March 2024, asserting compliance via submitted ecological surveys, proposed conditions/Ecological Clerk, expert flood design by Baca/JBA/HR Wallingford, and independent Road Safety Audit approval; promising further details in Statement of Case. Appeal requests inquiry/hearing procedure. No inspector's analysis or decision available as documents are appeal submissions only.
Precedent Value
null - no decision available. Appeal documents demonstrate strategy of challenging refusals via reference to submitted technical evidence (surveys, audits), proposed conditions, and expert input, with promise of fuller Statement of Case; requests inquiry for complex technical issues (ecology, flood, highways).
