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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 Mr David Green Delta Planning, Cornwall Buildings 45 Newhall Street Birmingham B3 3QR 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 Hartford Homes, Ref 23/00744/B, for the Full approval for a residential development comprising up to 153 dwellings and community uses with associated highway and pedestrian access and infrastructure, drainage, landscaping and public open space together with approval in principle for a primary school on land at Vollan Fields together with enhancement of existing habitat on land to the east of Royal Park at Land At Vollan Field No's 131042, 131043, 135315 And 135318 Land East Of Royal Park Field No's 131085 And 135140 Andreas Road Ramsey Isle Of Man IM7 4EA. 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 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. 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. 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. Reason: To comply with the Town and Country Planning (Development Procedure) Order 2019.

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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 3. The first application for approval of the reserved matters for the school site shall be submitted to the Department not later than four years from the date of this approval. Development of the school site shall begin before the expiration of two years from the date of approval of the last of the reserved matters to be approved. Development shall be carried out in accordance with the approved details. Reason: To comply with article 26 of the Town and County Planning (Development Procedure) Order 2019. 4. As part of any Reserved Matters application on the school site, a new Preliminary Ecological Appraisal Report (PEAR) shall be undertaken for the school site. The survey shall be undertaken by a suitably qualified ecological consultancy and shall be accompanied with any additional species surveys as determined by the ecologists and shall include proportionate avoidance, mitigation and compensation measures. Reason: To provide adequate safeguards for the ecological species existing on the site (Environmental Policy 4 & 5). 5. As part of any Reserved Matters application for the proposed school full details of the access arrangements, parking, turning, servicing, and operation shall be submitted to and approved in writing by the Department and implemented thereafter prior to the first occupation of the school. Reason: To ensure that the development is served by adequate school drop-off facilities Ecology/landscaping 6. 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. Reason: In the interests of biodiversity net gain of the development (Climate Change Act). 7. 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. The Ecological Clerk of Works shall be responsible for overseeing the various wildlife mitigation measures and the protection measures contained within the five sections in the approved Construction Environmental Management Plan dated January 2024 in full, throughout the duration of construction works. Reason: To provide adequate safeguards for the ecological species existing on the site (Environmental Policy 4 & 5).

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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 8. Prior to the commencement of development a timetable of the butterfly bank and hibernaculum as shown on Wildlife Mitigation Plan dated February 2023 drawing No. 13 Rev A shall be submitted to an approved by the Department shall be carried in full accordance with the approved details and retained thereafter. Reason: To provide adequate safeguards and improvements for the ecological species on the site (Environmental Policy 4 & 5). 9. Prior to first occupation of any dwelling, bird boxes, bat boxes and bee bricks, in accordance with the details specified on Drawing No. 13 Rev A (Wildlife Mitigation Plan), shall be provided on that dwelling prior to its occupation. Once provided, the bird boxes, bat boxes and bee bricks shall be retained thereafter. Reason: To safeguard statutorily protected species and in the interest of biodiversity (Environmental Policy 4 & 5. 10. 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. Development shall be carried out in accordance with the approved details and timetable. The details to be submitted shall include: i) plans at a scale of 1:200 or 1:500 showing the layout of proposed tree, hedge and shrub planting and grass areas without and around the boundaries of the site, including replacement banking/landscaping to either sides of the new accesses to the Andreas Road and Bride Road; ii) a written specification clearly describing the species, sizes, densities and planting numbers and giving details of cultivation and other operations associated with plant and grass establishment; demonstrating a 7m buffer with suitable tree planting between the Registered Woodland to the north of field 135316 and any development should be provided and maintained to shield the woodland from the development and any artificial lighting. These trees shall be planted early on in the construction period in order to give them a longer period to grow and provide this protection and details of timescales for this shall be provided; iii) proposed finished levels and contours; iv) hard surfacing materials; v) minor structures (eg street furniture, refuse storage areas, signage etc); vi) a timetable for implementation; vii) a scheme for the ongoing management and maintenance of all landscaped areas (other than private domestic gardens) and open space covered by the planning obligation, including long term design objectives, management responsibilities and maintenance schedules. Reason: In the interests of the character and visual amenity of the site, and to enhance and safeguard biodiversity (General Policy 2 & Environmental Policy 4 & 5. 11. Any lighting to the south west of the site within the area of Public Open Space and to northern boundary adjacent to neighbouring woodland shall be a sensitive low level lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023) shall be submitted to and approved in writing by the Department. Development shall be carried out in accordance with the approved details.

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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 Reason: To provide adequate safeguards for the ecological species existing on the site (Environmental Policy 4 & 5). 12. Prior to the occupation of the first dwelling in each phase of development hereby approved, a scheme for the design and layout of the proposed areas of public open space within that phase as shown on drawing Ref: 5132 01K Landscape Masterplan, including the position of equipment, and the boundary treatment to prevent vehicles entering or parking within it, must be approved in writing by the Department, and the development must be undertaken in accordance with this scheme. The delivery of public open space shall be undertaken and completed prior to the completion of the final dwelling in each phase. Reason: To ensure that public open space is safe for use and that its layout is not detrimental to the living conditions of the occupants of adjacent dwellings. Trees 13. Prior to commencement of development in any phase, including any works of site clearance or ground preparation, an Arboricultural Method Statement (AMS) detailing the measures to be put in place during the construction period for the protection of those trees and hedgerows shown as being on drawing refs. . TP-061222-NE_revD and TP-061222-SW_revD, and which adheres to the recommendations of BS5837:2012 (Trees in relation to design, demolition and construction - recommendations), shall be submitted to and approved in writing by the Department. The AMS shall provide technical detail on the required protection measures, construction methods and supervision protocols. Development shall be carried out in accordance with the agreed protection measures. Reason: To provide a level of technical detail sufficient to provide a high level of confidence in the outcome for retained trees on or adjacent to the site. 14. Any trees or plants indicated on the approved landscaping scheme approved under Condition 10 which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department. Reason: In the interests of the character and visual amenity of the site, and to enhance and safeguard biodiversity (General Policy 2 & Environmental Policy 4 & 5). 15. All works to be undertaken in full accordance with the tree retention and protection measures, including use of Construction Exclusion Areas, shown in Manx Roots Tree Protection Plan North East (Drawing No. TP-061222-NE_revD) and Tree Protection Plan South-East (TP- 061222-SW_revD) and Wildlife Mitigation Plan (Drawing No. 13 rev A). Reason: To retain and protect trees on or adjacent to the site, safeguard the character and amenity of the area, to provide ecological, environmental and bio-diversity benefits (Tree Protection Policy and Environmental Policy 3). 16. No retained tree or hedgerow shall be cut down, uprooted, or otherwise destroyed during the development phase and thereafter within 5 years from the date of occupation of the building for its permitted use, other than in accordance with the approved plans and particulars as shown on drawing Manx Roots Tree Protection Plan North East (Drawing No. TP-061222-

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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 NE_revD) and Tree Protection Plan South-East (TP-061222-SW_revD) and 13 REV A Wildlife Mitigation Plan. In the event that existing trees marked for retention die or become damaged or otherwise defective prior to commencement or during the construction phase the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. Reason: Required to safeguard and enhance the character and amenity of the area, to provide ecological, environmental and bio-diversity benefits and to enhance its setting within the immediate locality (General Policy 2). Phasing 17. Prior to the commencement of development, and notwithstanding the details already submitted, an updated phasing plan shall be submitted to and approved in writing by the Department. The Phasing Plan shall include details of the maximum number of dwellings, including trigger points for the delivery of the neighbourhood centre and other development to be implemented (Public Open Space, Children's' play equipment, foul and surface water drainage works, surface water prevention measures during construction phase, highway works, access to section of phase to public highway & landscaping works) within each phase of the development / development parcel. The development shall only be implemented in accordance with the approved Phasing Plan. Reason: To ensure the satisfactory phasing of the development, ensure that utility infrastructure is delivered in a coordinated and planned way, to ensure that public open space/children's play equipment are safe for use in a timely manner for future residents, ensure future residential properties are served by on-site local facilities in a timely manner and that its layout is not detrimental to the living conditions of the occupants of adjacent dwellings (General Policy 2, Recreation Policy 3 and 4, Business Policy 10 and Environment Policy 13). Drainage 18. 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. Reason: ensure that surface water infrastructure is delivered in a coordinated and planned way to prevent on or off site flooding to neighbouring properties which run along the southern boundary of the site (Environment Policy 13). 19. Prior to the commencement of the development a detailed construction phase surface water runoff management plan to deal with the potential increase water flow from the site to neighbouring properties shall be submitted to and approved in writing by the Department. The development shall only be implemented in accordance with the approved details. Reason: ensure that surface water during the construction phase is delivered in a coordinated and planned way to prevent on or off site flooding to neighbouring properties which run along the southern boundary of the site (Environment Policy 13). Use classes/Permitted Development

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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 20. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2019 (or any replacement/amendment of that order) the two retail units within the neighbourhood centre hereby approved shall be used only for purposes falling within Use Class 1.1 (Shops), Class 1.3 (Food and drink) and for no other purpose, the Children's Nursery within the neighbourhood centre hereby approved shall be only used for purposes falling within Use Class 4.2 (Childcare or Education) and the Community Hall within the neighbourhood centre hereby approved shall be only used for purposes falling within Use Class 4.3 (Other community facilities). Reason: The application has proposed two Retail Units, Community Hall and a Children's Nursery and has been considered on this basis and to reduce the need travel from the site and to provide local facilities for future residents of the site. 21. 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, sheds, greenhouses, walls or other means of enclosure shall be erected or placed within the curtilage of any dwelling house on Plots 7 to 21, without the prior written approval of the Department. Reason: To ensure the drainage scheme approved under Condition 18 is not impacted which could result in surface water flood events to the site and neighbouring properties (Environment Policy 13). 22. Prior to first occupation of any dwelling, the visibility splays shown on drawings ITB17390-GA-001 rev F (Andreas Road), ITB17390-GA- 002 rev H (Bride Road), ITB17390-GA- 005 rev G (Internal visibility splays) shall be provided and be permanently retained thereafter. Nothing shall be planted, erected and/or allowed to grow within the visibility splays above a height of 1 metre above ground level. Reason: In the interest of Highway Safety (Transport Policy 4 & 6). 23. Prior to the occupation of any dwelling hereby approved the parking spaces which serve that dwelling shall be provided in accordance with the approved drawing 06 REV B and such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient cycle provision is made for the development which has under provision of car parking (Transport Policy 7). 24. Prior to the occupation of the Neighbourhood Centre (nursery unit, retail units & community hall) hereby approved the parking spaces which serve these units shall be provided in accordance with the approved drawing 06 REV B and such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient cycle provision is made for the development which has under provision of car parking (Transport Policy 7). 25. The estate roads, including footways, shall be constructed so as to ensure that, before it is occupied, each dwelling or unit within the neighbourhood centre has been provided with a

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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 properly consolidated and surfaced footpath and carriageway to at least base course level between the dwelling or unit and the existing highway at Andreas Road or Bride Road. Reason: To ensure that the development is served by an adequate means of access (Transport Policy 4 & 6). 26. Prior to first occupation of any dwelling hereby approved without a garage, details of the cycle storage provision at a rate of one storage space per bedroom shall be submitted in writing for approval by the Department and the approved cycle storage scheme shall be completed prior to the occupation of the dwelling and retained thereafter for its intended purpose. Reason: To ensure that the development is served by adequate cycle storage to meet sustainable travel aims (Active Travel/Manual for Manx Roads). 27. Prior to first occupation/operation of any unit in the neighbourhood centre hereby approved, details of the cycle parking shall be submitted in writing for approval by the Department and the approved cycle parking scheme shall be completed prior to the occupation of any unit and shall be retained thereafter for its intended purpose. Reason: To ensure that the development is served by adequate cycle parking to meet sustainable travel aims (Active Travel/Manual for Manx Roads). 28. Prior to the occupation of any dwelling or unit within the neighbourhood centre all offsite highway improvement works and bus stop upgrades as shown on drawings, GA-001 F, GA-002 H, GA-007 H, GA-012 B, GA-013 B, GA-101 A, GA-102 A, GA-103 A, GA-104, GA-105, GA-106, GA-107 A, GA-108 A, GA-109, GA-110 A, GA-111, GA-112 A, GA-113 A, GA-114 shall be completed and ready for use. Reason: In the interests of providing and promoting sustainable travel options to future residents (Active Travel/Manual for Manx Roads). 29. Prior to the occupation of any approved dwelling using the new access junction onto the Bride Road as shown on drawing ITB17390-GA-002 REV H all onsite highway works and pedestrian footpaths and bus stop upgrades to the northern side of Bride Road as shown on drawings ITB17390-GA REV 012 B and ITB17390-GA-007 REV H and shall be completed and retained thereafter. Reason: In the interests of providing and promoting sustainable travel options to future residents (Active Travel/Manual for Manx Roads). 30. Prior to the occupation of any approved dwelling using the new access junction onto the Andreas Road as shown on drawing ITB17390-GA-001 REV F all onsite highway works and pedestrian footpaths and bus stop upgrades to the northern side of Bride Road as shown on drawings ITB17390-GA REV 013 B and ITB17390-GA-007 REV H and shall be completed and retained thereafter. Reason: In the interests of providing and promoting sustainable travel options to future residents (Active Travel/Manual for Manx Roads).

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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 31. Prior to the commencement of development on any part of the site, including works of site clearance and preparation, a Construction Traffic Management Plan shall be submitted to and approved in writing by the Department. Development shall be carried in accordance with the approved Plan. Reason: To maintain safe and adequate site access arrangements for construction traffic and other highway users (Transport Policy 4). 32. The development hereby approved shall be carried out in accordance with the i- Transport Framework Travel Plan (Ref: BT/LJ/ITB17390-003B R dated 3rd April 2023) shall be implemented in accordance with the measures and any phasing of them as set out therein. Reason: to ensure the sustainable travel options are undertaken as proposed (Active Travel/Manual for Manx Roads). Noise 33. Prior to the occupation of plots 1 to 6, 35 to 41 and 146 to 153 inclusive (as shown in Resound Acoustics Noise Assessment Figure G.4, Appendix G) details of the mechanical ventilation with heat recovery must be submitted and approved by the Department. No development shall take place above ground level in each phase until a schedule of materials and finishes and/or samples of all external facing materials for all buildings have been submitted to and approved in writing by the Department. The relevant works shall be carried out in accordance with the approved details. Reason: In the interests of the residential amenities of future occupants (General Policy 2). Other 34. Prior to the occupation of any dwelling the boundary treatment as shown on drawings Fencing Plan Sheet 1 of 3 - Hart 70 10 REV A, Fencing Plan Sheet 2 of 3 - Hart 70 11 REV A or Fencing Plan Sheet 3 of 3 - Hart 70 12 REV A shall be completed and retained thereafter. Reason: In the interests of visual amenities of the street scenes (General Policy 2 and Residential Design Guide). 35. No customers shall be served or remain in the two retail units hereby approved outside the hours 0800hrs till 2100hrs. Reason: In the interests of the residential amenity of the area. 36. No customers/children shall remain in the nursery unit hereby approved outside the hours 0730hrs till 2100hrs. Reason: In the interests of the residential amenity of the area (General Policy 2). 37. No visitors shall remain in the Community Hall hereby approved outside the hours 0800hrs till 2100hrs. Reason: In the interests of the residential amenity of the area (General Policy 2).

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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 This approval relates to the submitted documents and drawings reference numbers all received; Documents 29th June 2023 o Application Forms o Design and Access Statement - dated 24th March 2023 - Hartford o Planning Statement - dated June 2023 - DeltaPlanning o Planning Statement Relating to Drainage - dated 25th April 2023 - BB Consulting Engineers o Planning Statement Relating to Site Hydrology and Flood Risk- dated 29th March 2023 - BB Consulting Engineers o Ground Investigation - dated March 2023 - BB Consulting Engineers o Preliminary Ecology Appraisals - dated March 2023 - Manx Wildlife Trust o Landscape Strategy - DEP o Habitat Enhancement Works - dated March 2023 - Manx Wildlife Trust o Transport Assessment-dated 15th May 2023 i-Transport Ref: BT/LJ/ITB17390-002C R o Framework Travel Plan-dated 3rd April 2023 i-Transport Ref: BT/LJ/ITB17390-002C R o Archaeological Desk-Based Assessment - dated march 2023 - RPS o Geophysical Survey - dated March 2023 - Magnitude Surveys o Public Consultation Report - dated 13th March 2023 - Hartford Homes o Earthworks Method Statement - dated 19th March 2023 - Hartford Homes o Schedule of Air Source Heat Pumps - dated June 2023 - Hartford Homes 12th October 2023 o Transport Assessment Addendum - Ref: BT/ITB17390-004C TN - Response to DoI Highways October 2023 29th February 2024 o Document List o Drawing List o Covering Letter o Construction Environmental Management Plan - dated January 2024 - Hartford Homes o Fungi Surveys - Vollan Fields and Royal Park - Revised Surveys - dated March 2023 - Isle of Man Fungus Group o Revised Arboricultural Impact Assessment - dated November 2023 REV E - Manx Roots o Site Hydrology & Flood Risk Statement Addendum - dated 9th February 2024 o Revised Drainage Layout Plans (see drawing schedule) - BB Consulting Engineers o Surface Water Calculations - dated 6th February 2024 - BB Consulting Engineers o Breeding Bird Survey - dated December 2023 - Ecology Vannin o Bat Survey - dated December 2023 - Ecology Vannin o Noise Assessment - dated December 2023 - Resound Acoustics 5th March 2024 o Wading Birds Survey - dated April 2024 - Ecology Vannin

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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 Drawing Numbers 29th June 2023 o Location Plan - Hart 70 01 o Existing Site Plan - Hart 70 02 o Existing Survey Sheet 1 of 3 - Hart 70 03 o Existing Survey Sheet 2 of 3 - Hart 70 04 o Existing Survey Sheet 3 of 3 - Hart 70 05 o Street Elevations Sheet 1 of 3 - Hart 70 18 o Street Elevations Sheet 2 of 3 - Hart 70 19 o Street Elevations Sheet 3 of 3 - Hart 70 20 o Computer Generated Images - Hart 70 21 o House type E/F - Hart 70 30 o House type A - Hart 70 31 o House type A - Hart 70 32 o House type B - Hart 70 33 o House type B - Hart 70 34 o House type G - Hart 70 35 o House type C - Hart 70 36 o House type H - Hart 70 37 o House type C - Hart 70 38 o House type H - Hart 70 39 o House type H - Hart 70 40 o House type M - Hart 70 41 o House type J - Hart 70 42 o House type L - Hart 70 43 o House type H - Hart 70 44 o House type K - Hart 70 45 o House type D - Hart 70 46 o House type K - Hart 70 47 o House type E/F - Hart 70 48 o House type G - Hart 70 49 o House type C - Hart 70 50 o House type N - Hart 70 51 o House type N - Hart 70 52 o House type P - Hart 70 53 o House type H - Hart 70 54 o House type M - Hart 70 55 o House type J - Hart 70 56 o House type D - Hart 70 57 o Retail Units - Hart 70 58 o Nursery - Hart 70 59 o Community - Hart 70 60 o Substation - Hart 70 61 o Landscape Sections - 5132 02A o Tree Constraints North East - TS-061222-NE o Tree Constraints South West - TS-061222-SW

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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 29th February 2024 o Proposed Site Plan - Hart 70 06 REV A o Proposed Site Plan Sheet 1 of 3 - Hart 70 07 REV A o Proposed Site Plan Sheet 2 of 3 - Hart 70 08 REV A o Proposed Site Plan Sheet 3 of 3 - Hart 70 09 REV A o Fencing Plan Sheet 1 of 3 - Hart 70 10 REV A o Fencing Plan Sheet 2 of 3 - Hart 70 11 REV A o Fencing Plan Sheet 3 of 3 - Hart 70 12 REV A o Wildlife Mitigation Plan - Hart 70 13 REV A o Accessibility Plan - Hart 70 17 REV A o Landscape Masterplan 5132 01 REV K o Natural Play Area LAP A 5132 03 REV C o Natural Play Area LAP B 5132 04 REV C o Formal Play Area LEAP A 5132 05 REV C o Natural Play Area LEAP B - 5132 06 REV C o Proposed Drainage Overall Layout Plan 22-111-01 REV C o Proposed Drainage Detail Layout Plan Sheet 1 of 3 22-111-02 REV C o Proposed Drainage Detail Layout Plan Sheet 2 of 3 22-111-03 REV C o Proposed Drainage Detail Layout Plan Sheet 3 of 3 22-111-04 REV C o Proposed Drainage Flood Flow Routing and Detention Basin Locations 22-111-05 o Proposed Drainage Impermeable Area Plan 22-111-06 o Tree Removal TR-061222 REV E o Tree Protection Plan - North East TP-061222-NE_revD o Tree Protection Plan - South West TP-061222-SW_revD o Statement in response to Third Party Consultations - dated February 2024 - DeltaPlanning 12th October 2023 o Highway Adoption Plan - Ref ITB 17390-GA 015A o Proposed Pedestrian Crossing - Itb17390-Ga Rev H o Proposed Bus Stops Improvements - Itb17390-Ga-013 Rev B o Proposed Access Andreas - Itb17390-Ga-001 Rev F o Proposed Access Via Bride Road - Itb17390-Ga-002 Rev H o Proposed Site Layout - Visibility Splays And Forward Visibility - Itb17390-Ga-005 Rev G o Proposed Neighbourhood Centre - Swept Path Analysis- Itb17390-Ga-009 Rec C o Proposed Bus Stop Improvements -Bride Road - Itb17390-Ga-012 Rev B o Proposed School Access - Swept Path Analysis - Itb17390-Ga-014 Rev B 5th March 2024 o Proposed Off-Site Pedestrian Improvements Itb17390-Ga-100 o Proposed Off-Site Pedestrian Improvements Sheet 1 Itb17390-Ga-101 Rev A o Proposed Off-Site Pedestrian Improvements Sheet 2 Itb17390-Ga-102 Rev A o Proposed Off-Site Pedestrian Improvements Sheet 3 Itb17390-Ga-103 Rev A o Proposed Off-Site Pedestrian Improvements Sheet 4 Itb17390-Ga-104 o Proposed Off-Site Pedestrian Improvements Sheet 5 Itb17390-Ga-105 o Proposed Off-Site Pedestrian Improvements Sheet 6 Itb17390-Ga-106 o Proposed Off-Site Pedestrian Improvements Sheet 7 Itb17390-Ga-107 Rev A o Proposed Off-Site Pedestrian Improvements Sheet 8 Itb17390-Ga-108 Rev A

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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 Proposed Off-Site Pedestrian Improvements Sheet 9 Itb17390-Ga-109 o Proposed Off-Site Pedestrian Improvements Sheet 10 Itb17390-Ga-110 Rev A o Proposed Off-Site Pedestrian Improvements Sheet 11 Itb17390-Ga-111 o Proposed Off-Site Pedestrian Improvements Sheet 12 Itb17390-Ga-112 Rev A o Proposed Off-Site Pedestrian Improvements Sheet 13 Itb17390-Ga-113 Rev A o Proposed Off-Site Pedestrian Improvements Sheet 14 Itb17390-Ga-114 NOTE The decision to grant planning approval, subject to a Section 13 agreement, was made by Planning Committee on the 8th July 2024. The issue of the decision notice has been triggered by the Section 13 agreement having been concluded. The 21 days for appeal (for those with Interested Person Status) runs from the date of the decision notice. This decision has been made for the following reasons(s) Overall, it is considered the proposal has a number of issues which need to be considered. The proposal would be developing a site (main development site) which is designated for "Mixed Use", where as the "land to the east of Royal Park" is designated as "Proposed Public Open Space" under the Ramsey Local Plan 1998. The "main development area" will clearly change the landscape character of the site/area from one of undeveloped agricultural fields to a residential development in the main, including neighbourhood centre and potential future school. However, as discussed within this report it is considered the visual harm caused by the development is not so significant to warrant a refusal. The development will appear as an extension of Ramsey which is within the "Town Boundary" as outlined by the existing Ramsey Local Plan. The proposal would equate to a sustainable development given its closeness and good pedestrian and cycle links to Ramsey Town Centre, with appropriate public transport links and would meet the overarching aims of the IOM Strategic Plan i.e. "Towards a Sustainable Island" and other Government strategies outlined in this report. There are no highway safety/parking concerns raised by the development and with appropriately worded conditions will result in improvements to the roadside frontages of the application site being improved and provisions of an upgraded bus stop and improvements to the existing pedestrian works. The proposed development will not result in an unacceptable risk from flooding on or off site. Finally, there are no significant impacts upon protect species on this site (namely birds/bats/Fungi, Schedule 7 and rare and scarce plant or Schedule 8 Plants), while there are significant levels of mitigation proposed/conditioned. It is considered that the proposal would contribute to the supply of housing (including 38 affordable houses) as a sustainable urban extension to a settlement identified near the top of the settlement hierarchy. The application includes a suitable level of Public Open Space throughout the development, including a variety of children plays areas/spaces for various age groups all within a walk able distance within the site for future occupants and also for existing residents in nearby housing developments.

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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 While the development will have an impact upon public services (GPs/dentists, school capacities) given additional persons who would live in the catchment of such services. However, for the reason outlined in this report it is not considered this impacts would be adverse and not a matter which this application alone could necessary address. In conclusion for the reasons indicated within this report the proposal overall, would not have any significant adverse impacts upon public or private amenities and would therefore comply with the planning policies of the IOM Strategic Plan 2016 outlined within section 4.0 of this report, the Residential Design Guide 2021, Ramsey Local Plan 1998 and Manual for Manx Roads. It is recommended that the planning application be approved for the reasons given, subject to the Section 13 Legal Agreement been signed and the conditions listed. Date of Issue: 9th October 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 £355); 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 £130). 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.