11 October 2024 · Planning Committee
Field 131042, Andreas Road, Ramsey, Isle Of Man, IM7 4ea
The proposal involves full planning approval for up to 153 dwellings (114 open market, 38 affordable) comprising two-storey terraces, semis, detached houses and bungalows finished in painted render, dark grey tiles, solar panels and air source heat pumps, plus a neighbourhood centre with two retail units (286sqm), nurs…
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The site is designated 'Mixed Use - Vollan Fields' under Ramsey Local Plan 1998, supporting residential, community and potential school uses as a sustainable urban extension to Ramsey, a key service c…
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires concentration in service centres like Ramsey; site within town boundary supports urban extension.
Spatial Policy 5
Site zoned mixed-use/residential in Ramsey LP.
General Policy 2
Assessed amenities, highways, design; no significant adverse impacts with mitigations.
Environment Policy 4
Low constraints; mitigations (buffers, boxes, lighting, ECOW) per surveys.
Environment Policy 5
Exceptional circumstances via conditioned mitigations achieve BNG.
Environment Policy 13
Drainage reduces runoff 89%; French drains/bunds/detention approved by authorities.
Transport Policy 4
Accesses/visibility/parking/Travel Plan no objections.
Housing Policy 5
38 units + commuted sum via S13.
Time limit (detailed development)
The detailed part of the development hereby approved, namely the erection of dwellings, neighbourhood centre which includes retail units, children's nursery and Community Hall, associated landscaping and infrastructure, shall begin before the expiration of four years from the date of this decision notice.
Reserved matters for school
Prior to commencement on the 'Approval in Principle' part of the development hereby approved, namely the two-form entry primary school and associated access/infrastructure (the school site), details of siting, design, external appearance, site layout and landscaping (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the Department.
Habitat creation plan
Prior to commencement of any development a detailed habitat creation and management plan incorporating 30 years of ongoing management, timescales for planting and protection measures (See MWT's Habitat Enhancement Works - Land East of Royal Park' dated March 2023) for the habitat enhancement creation area (land to east of Royal Park only) shall be submitted in writing for approval by the Department and these approved works and timescales shall be fully adhered to.
Ecological Clerk of Works
Prior to the commencement of development, including works of site clearance and ground preparation, details of a suitably qualified Ecological Clerk of Works (including name of person/company as well as details about their role on site), to be appointed for the duration of the works, including works of site clearance and ground preparation shall be submitted in writing for approval by the Department.
Landscaping scheme
Notwithstanding any details already submitted and prior to commencement of any construction works, a detailed hard and soft landscaping strategy (other than for private gardens) shall be submitted to and approved in writing by the Department.
French drains/earth bund Plots 7-21
Prior to the occupation of any dwelling hereby approved on Plots 7 to 21 the surface water drainage provisions (French drains and earth bund) which serve those dwellings shall be provided in accordance with the approved drawing 29 and shall be retained thereafter.
MVHR for noise-sensitive plots
Prior to the occupation of plots 1 to 6, 35 to 41 and 146 to 153 inclusive details of the mechanical ventilation with heat recovery must be submitted and approved by the Department.
Endorses for economic benefits, housing mix, affordable units, community facilities, low-carbon features aligning with Economic Strategy.
No objection; 38 affordable homes plus commuted sum acceptable.
No objection subject to conditions and S13 for MOVA.
No objection; capacity confirmed, drainage compliant.
Content with assessments subject to conditions and S13 for habitat plan.
Happy with revised drainage plans.
Site suitable for school; existing capacity manageable.
Multiple public objections from adjacent residents (Elleray, Fair Isle, Fasque) to a residential development of up to 153 dwellings at Vollan Fields, Ramsey, citing severe flooding risks, traffic impacts, loss of biodiversity and agricultural land, noise from nearby kennels, and non-compliance with local plans; no statutory consultee responses included.
Key concern: severe flooding risks from high water table and inadequate unadopted drainage
Elleray (owners, Bride Road, Ramsey)
Objection"The fields are sodden wetlands, they have very serious flooding issues"; "Development will completely desecrate the areas ecology and its wildlife"; "The development will have a significant impact in terms of an increase in the volume of vehicular traffic"
Fair Isle (owners, Bride Road, Ramsey)
Objection"Our main, and overriding objection... is that the field to the rear of FairIsle is subject to significant rainwater flooding"; "The proposals expose existing residents to a potential significant flooding issue"; "No test pit was carried out in the land close to our house"
Conditions requested: Drainage constructed prior to housing, adoptable system; Boundaries completed before construction, 1.5m separation gap; Independent condition surveys of bounding properties pre-commencement; Reasonable completion timescale per phase
Fasque (owners, Andreas Road, Ramsey)
Objection"Hartford Homes stated ‘it could not guarantee that flooding will not occur’"; "The population on the island hasn’t increased... it has levelled out and slightly decreased"; "Is it fair... to expect the same residents... to live through another lengthy construction event"
Conditions requested: 5m buffer zone rear boundary with mature planting; Adoptable drainage system pre-housing, maintained professionally; Structural assessment of Stone Bridge; No piling; confirm foundation methods
Delta Planning (for Hartford Homes)
Support"The suitability of the application site for residential development has therefore been clearly established through the statutory process"; "DoI Highway Services do not oppose the application subject to conditions"
Conditions requested: DoI Highways conditions; Ecological mitigation conditions; Noise mitigation (mechanical ventilation) conditioned
i-Transport LLP (Supp Transport Assessment)
Conditional No Objection"DoI Highway Services do not oppose the application subject to conditions"; "Junction will continue to operate well within capacity"
Conditions requested: S13 for MOVA at Parliament Square; Off-site pedestrian improvements (dropped kerbs); Construction Traffic Management Plan; Bus stop upgrades/shelters
The original application for full approval of up to 153 dwellings, community uses, infrastructure, and approval in principle for a primary school on Vollan Fields was permitted by the Planning Committee on 8th July 2024 despite 37 conditions. Local residents with interested person status, led by the appellant from Ellenay, Bride Road, Ramsey, lodged a collective appeal on 28th October 2024, strongly disagreeing with the approval due to policy non-compliance, landscape harm, flooding risks, transport issues, infrastructure strain, and lack of justification. The appeal references detailed prior objections, cites inconsistencies with precedents like 20/01080/B (refused at appeal), and proposes compromises such as reduced density, buffer zones, and adoptable drainage. No inspector's analysis is present as this is solely the appellants' reasons for appeal submission requesting a planning appeal inquiry. The appeal outcome remains undetermined.
Precedent Value
As an appeal by third parties against an approved application, it demonstrates locals can challenge permissions via inquiry on grounds of policy conflict, flood risks, and inconsistencies; future appellants should compile comprehensive evidence from prior objections and cite specific precedents/conditions to argue inadequate mitigation.
