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Department of Environment Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 Cornerstone Architects 79 Parliament Street Ramsey Isle Of Man IM8 1AQ TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019 In pursuance of powers granted under the above Act and Order the Department of Environment, Food and Agriculture determined to APPROVE an application by Keldevelopments Limited, Ref 22/01485/B, for the Residential development comprising 31 dwellings with associated roads, plots, drainage and open space proposals at Part Of Field No. 121388 And Former Dale Nurseries Oatlands Road Andreas IM7 4ER . Any conditions or notes which apply to the approval are set out below. This approval is subject to compliance with any conditions listed and may not be implemented until it becomes final (see guidance notes). 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals. 2. Each dwelling hereby approved shall not be occupied until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the dwelling and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety. 3. No development shall take place until full details of both soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works shall include additional planting to all Public Open Spaces and between parking areas for plots 1 to 3, 4- 5, 6-7, 8-9, 12-13, 14-15, 16 to 21, 22-23 & 24-25 and 26-27. All planting (including tree planting), seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the hereby approved dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the

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Department of Environment Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. The hard landscaping should include details of the surface finish of the driveway and footpaths as well as any fencing/walls to all boundaries of the dwellings. The hard landscaping works shall be completed in full accordance with the approved details prior to the first use of the dwelling. Reason: To ensure the provision of an appropriate landscape setting to the development and in the interest of biodiversity. 4. Prior to the commencement of development a 'Timetable Scheme' for the provision of the Public Open Space areas as shown on drawing 020 REV B is to be submitted to and approved by the Department which gives a timetable of when all the Public Open Space will be completed and all made available for recreational use before the occupation of the last dwelling. Development shall be carried out in accordance with the agreed timetable. Reason: To ensure adequate Public Open Space provision is provided. 5. Prior to the occupation of any dwelling, the road and footway/footpath between the highway and that dwelling shall be constructed to at least base course level. Reason: To ensure adequate pedestrian and vehicular access to each dwelling in the interest of highway safety. 6. Prior to the commencement of the development the proposed new access is to be installed (required to be completed prior to first dwelling being occupied) with visibility splays of 2.4m x 70m in both directions and thereafter kept permanently clear of any obstruction exceeding 1.05m in height above adjoining carriageway level. Reason: To ensure safe access onto the highway in the interests of highway safety both during the construction period and afterwards 7. In relation to dwellings within Plots 1 to 3 notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of any dwelling house forward of any wall of that dwelling house which fronts onto a highway, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area. 8. The protection measures and construction methods detailed in the Arboricultural Impact Assessment and drawing TP-220722 prepared by Manx Roots submitted in support of the application shall be adhered to in full. No retained tree shall be cut down, uprooted, or wilfully destroyed during the development phase and thereafter within 5 years from the completion date, other than in accordance with the approved plans and particulars or as may be permitted by prior approval in writing from the Department. Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site. 9. Prior to the commencement of any development a bat and bird mitigation plan shall be submitted in writing to the Department for approval. The plan should contain details of bat and bird bricks to be built into the new properties. Bird bricks should be located high up on north east to northwest facing elevations. Bat bricks should be located high up on a variety of elevations, though some should face south. Both bird and bat bricks should not

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Department of Environment Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 be located above windows or doors. This approved plan shall be fully adhered and each dwelling shall have its respective measures completed prior to their occupation. The approved mitigation measures shall be retained thereafter. Reason: In the interests of biodiversity. 10. Prior to the commencement of any development a Construction Environmental Management Plan (CEMP) shall be submitted in writing for approval by the Department which includes the following: o Measures to be put in place for the protection of the surrounding hedges and trees during construction, including protective fencing and construction exclusion areas. o Measures to be taken to prevent water, sediment and pollution runoff from site. o Construction lighting which adheres to the BCT Guidance on Bats and Artificial Lighting in the UK. o Reasonable Avoidance Measures (RAMs) for nesting birds to ensure they are not harmed by the works - vegetation removal outside of the nesting season, or thorough checks prior to removal. Reason: In the interests of biodiversity 11. The Geocellular Attenuation Tank and associated drainage scheme approved under these details and shown on drawings 22/392/500/001 REV B, 22/392/500/002 REV B, 22/392/500/003 REV B, 22/392/500/004 REV A, 22/392/500/005, 22/392/500/006 and 22/392/500/007 shall be completed and ready for use before the occupation of the first dwelling and shall be retained and maintained thereafter. Reason: To ensure appropriate surface water drainage of the site and prevent off site flooding. 12. Prior to the commencement of any development details of all solar panels to each dwelling shall be submitted and approved in writing to the Department and these approved details shall be completed prior to the occupation of any dwelling and retained thereafter. Reason: In the interest of reducing C02 emissions and to meet the aims of the Climate Change Act. 13. Prior to the commencement of any development details and dimensions of the enclosed and secure storage for the parking of bicycles for the plots shown on 020 REV B and these approved details shall be completed prior to the occupation of any dwelling and retained thereafter. Reason: In the interest of reducing C02 emissions and to meet the aims of the Climate Change Act. 14. The garages for plots 26 and 27 hereby approved shall at all times be made available for the parking of private motor vehicles(s) and shall be retained available for such use. Reason: To provide adequate off-street parking. This approval relates to the submitted documents and drawings reference numbers all received; 16.12.2022 Design and Access Statement

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Department of Environment Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 001 003 126 127 128 129 131 133 134 135 136 137 500 REV B 22/392/700/001 REV A LS-01 REV B LS-02 REV B TC-220722 TP-220722 TR-220722 STORM SEWER DESIGN 29.03.2023 20/182/TR/004 REV C x 2 20/182/TR/005 REV C 20/182/TR/006 REV C Updated Stage 1 Road Safety Audit STAGE 1 ROAD SAFETY AUDIT - DESIGNER'S RESPONSE Air Source Heat Pump Product Information 04.05.2023 22/392/500/001 REV B 22/392/500/002 REV B 22/392/500/003 REV B 22/392/500/004 REV A 22/392/500/005 22/392/500/006 22/392/500/007 020 REV B 021 Outline Drainage Statement - Dated March 2023 NOTE Though an assessment has not been undertaken (and not requested) The Ecosystem Policy Team (DEFA) believe that there is potential for common lizards and frogs on site and therefore the applicants is recommend to undertaken the following; o Prior to work on the grassland, grass should be cut to a height of no less than 10cm. This should be done from the inside out to allow any lizards or frogs to relocate to suitable adjacent habitat. The grassland should then be left for 24 hours, before any work commences, to allow any lizards and frogs to relocate. o Cutting should be done on warm sunny days (12oC + ambient temperature) during the active season (April to September) but avoiding the vulnerable period of July and August, when lizards may have young. o Any holes or trenches which are left open overnight should have a suitable means of escape for any frogs that may enter them. o Work to remove any hedgebanks must be done in the active season for lizards. Vegetation should be cleared as outlined above, prior to removal of hedgebanks.

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Department of Environment Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 o If any lizards or frogs are found during works, work must stop immediately and advice sought from the DEFA Ecosystem Policy Team (651577). This decision has been made for the following reasons(s) Overall, for the reasons indicated within this report it is concluded the proposals comply with the relevant planning policies of the Isle of Man Strategic Plan 2016, the IOM Development Plan 1982, Manual for Manx Roads and Residential Design Guide 2021. Accordingly, on this basis it is recommended the application is approved subject to conditions as listed and subject to a Section 13 Legal Agreements. Date of Issue: 17th May 2024 J CHANCE Director of Planning and Building Control

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Department of Environment Food and Agriculture, Planning & Building Control Directorate, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. Email [email protected]. Tel 01624 685950 Guidance Note This decision was made by the Planning Committee in accordance with the authority delegated to it. This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation. A copy of the Officer’s report and any correspondence which led to the assessment and decision is available to view on the Government’s website (via Online Services www.gov.im/Viewapplications) or at the Department’s offices Murray House, Mount Havelock, Douglas. Implementation The decision does not become final until either · Any appeal has been concluded; or · 21 days have passed since the date on this notice and no appeal has been submitted Development must progress in accordance with the plans approved under, and any conditions attached to this approval (irrespective of any changes that may separately be requested at the Building Control stage or by any other Statutory Authority). This approval does not remove the need to also comply with any other relevant legislation. Any conditions requiring certain works, submissions etc. prior to commencement of development must be fulfilled prior to work starting on site. Failure to adhere to this approval and meet the requirements of all conditions may invalidate this approval or result in formal enforcement action. Appeal Any appeal must be in writing and submitted to the Department within 21 days of the date of this Notice. The appeal must contain: · the grounds for making the appeal; · payment of the planning appeal fee (currently £335); and · if relevant, confirmation that the appellant wishes to have the appeal determined by means of an inquiry and payment of the additional inquiry fee (currently £125). Where the appeal is submitted by the applicant they must: · specify in detail and by reference to material planning considerations the reasons why the appellant disagrees with that determination; and · Where against a refusal, on the grounds of deficient detail or supporting documentation, set out why they consider the information or documentation forming part of the application was sufficient in the circumstance. If the appeal is submitted by someone who has interested Person Status but is not listed in Article 4(2) of the Development Procedure Order 2019, that person must relate their grounds for making the appeal to issues which they included in representations made prior to the application being determined. Failure to meet all of the relevant above requirements will mean that the appeal cannot be validated. An appeal form and more detailed guidance are available either from Planning & Building Control, Tel 685950, or from the Department’s website www.gov.im/planningappeal If this decision becomes final because there is no appeal, the Department’s public reference copy (counter copy) of the planning application (should one have been received) may be collected by the applicant or their agent from Murray House. Please note that if the counter copy of the application is not collected within thirty days following the last date on which a planning appeal can be made it will be destroyed without further notice.