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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. 23/00744/B Applicant : Hartford Homes Proposal 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 Site Address 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 Case Officer :

Chris Balmer Photo Taken :

27.03.2024 Site Visit :

27.03.2024 Expected Decision Level Planning Committee

Recommendation

Recommended Decision: Approve subject to Legal Agreement Date of Recommendation 14.05.2024

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 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.

C 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.

C 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.

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C 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).

C 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

C 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 for rare fungi (See the Isle of Man Fungus Group's Survey of Vollan Fields 1-3) 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).

C 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).

C 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).

C 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.

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C 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; ii) 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. 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.

C 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.

Reason: To provide adequate safeguards for the ecological species existing on the site (Environmental Policy 4 & 5).

C 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

C 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,

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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.

C 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).

C 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).

C 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- 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

C 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

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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

C 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).

C 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

C 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.

C 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 18, without the prior written approval of the Department.

Reason: To ensure the drainage scheme approved under Condition 15 is not impacted which could result in surface water flood events to the site and neighbouring properties (Environment Policy 13).

C 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).

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C 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 A 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).

C 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 A 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).

C 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 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).

C 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).

C 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).

C 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).

C 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.

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Reason: In the interests of providing and promoting sustainable travel options to future residents (Active Travel/Manual for Manx Roads).

C 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).

C 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).

C 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

C 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

C 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).

C 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.

C 36. No customers/children shall remain in the nursery unit hereby approved outside the hours 0730hrs till 2100hrs.

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Reason: In the interests of the residential amenity of the area (General Policy 2).

C 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).

This application has been recommended for approval for the following reason. 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.

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.

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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.

Plans/Drawings/Information;

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

Drawing Numbers

29th June 2023 o Location Plan - Hart 70 01 o Existing Site Plan - Hart 70 02

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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

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

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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 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

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Interested Person Status - Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions these do relate to planning considerations:

Flood Management Division (DOI) Manx Utilities Manx National Heritage Department of Education, Sport and Culture Public Estates & Housing Division (DOI) Business Agency (DED)

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Manx Care -Executive Director of Health Services - Manx Care are an arm's length organisation to the IOM Government, but their buildings are the responsibility of the DHSC and Manx Care are essentially leased them. If Manx Care were a Government Department then they would be afforded IPS as they have made comment on material planning issues. The Operational Policy on Interested Person Status arguably does not cover this situation, and so Planning Committee could be justified in stepping outside of the policy to consider Manx Care for IPS. On balance it is recommended that they afforded it under Article 4(1)(a) of the DPO.

It is recommended that the following persons should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

Elleray, Bride Road, Ramsey Greenbank, Bride Road, Ramsey Brackney, Bride Road, Ramsey Anchor Down, Bride Road, Ramsey Fair Isle, Bride Road, Ramsey Thie Y Vollan, Bride Road, Ramsey Rostherne, Bride Road, Ramsey Fasque, Andreas Road, Ramsey 2 Ormly Avenue, Ramsey 45 Royal Park, Ramsey St Bridgets, Bride Road, Ramsey Grest Farm Ltd, Lezayre ErinBrae, Bride Road, Ramsey

It is recommended that the following persons should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

The Coach House Boarding And Cattery, The Coach House, Bride Road, Ramsey (see section 0.6 of report) Ormly Hall, Bride Road, Ramsey Ballacarberry House, Andreas Road, Dhoor 122 Royal Park, Ramsey Pendle, 5 Brookfield Avenue, Ramsey 117 Greenlands Avenue, Ramsey 47 Lezayre Park, Ramsey Wavertree, Ormly Avenue, Ramsey 12 Ormly Avenue, Ramsey The Haven, Dogmills, Ramsey 17 Rheast Mooar Close, Ramsey Ballakesh Farm, Lhen Road, Bride 6 Thornhill Close, Ramsey Penryn Lodge Apt, St Olaves Close, Ramsey 1 Croit Ny Kenzie, Andreas Thie Mooar, 9 Grand Island, Ramsey 80 Greenlands Avenue, Ramsey 40 Royal Park, Ramsey Woodland, Grove Mount West, Ramsey 6 Summerland, Ramsey

Are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy

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8 Princes Road, Ramsey Meadow View, Andreas Road, Dhoor Shearwater, The Dhoor, Andreas Road, Lezayre, Ramsey 36 Cooil Breryk, Ramsey 53 Royal Park, Ramsey

Are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy, as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy and as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. __

Officer’s Report

THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS A SECTION 13 LEGAL AGREEMENT IS PROPOSED AND THERE ARE A NUMBER OF PRIVATE OBJECTIONS CONTRARY TO THE RECOMMENDATION

0.0 UPDATE FROM PLANNING COMMITTEE 20TH MAY 2024 0.0.1 The Planning Committee voted to undertake a site visit which was undertaken on Friday 24th May 2024. Subsequent to this site visit, the applicants submitted amended plans (3rd June 2024) which where re advertised for a 21 day period (expired on the 28th June 2024).

0.0.2 The amended plans (all dated 3rd June 2024 online - within "Additional Documents" and "Amendments" files) including the following;

o New Phasing Plan; o Indicative Drainage Plan to the rear of Plots 7 to 21; o Amended Proposed Drainage Flood Flow Routing & Detention Basin Locations plan; o Amended landscaping plans to show additional landscaping along the Andreas Road (western boundary of site).

0.1 Additional Third Party comments 0.1.1 The following private representations have been received from the following addresses who have objected to the application and which were received since the Planning Committee Agenda was originally published (14th May 2024). The first three representations listed below where orally summarised by the Principal Planner at the Planning Committee meeting on the 20th May 2024: o 12 Ormly Road, Ramsey (16.05.2024); o Fair Isle, Bride Road, Ramsey (15.05.2024 & 26.06.2024); o 47 Lezayre Park, Ramsey (21.05.2024 & 28.06.2024); o The Coach House, Bride Road (22.05.202); o Grest Farm Ltd, Lezayre (28.05.2024 & 05.06.2024); o Elleray, Bride Road, Ramsey (26.06.2024, 01.07.2024 & 02.07.2024); o Fasque, Andreas Road, Ramsey (28.06.2024); o Anchor Down, Bride Road, Ramsey (26.06.2024); o 2 Ormly Avenue, Ramsey (28.06.2024); o Greenbank, Bride Road, Ramsey (28.06.2024); o Thie-Y-Vollan, Bride Road, Ramsey (24.06.2024); o St Bridgets, Bride Road, Ramsey (24.06.2024); o Rostherne, Bride Road, Ramsey (26.06.2024); o 9 Grand Island, Ramsey (14.06.2024); o ErinBrae, Bride Road, Ramsey (24.06.2024); o Ormly Hall, Bride Road, Ramsey (26.06.2024);

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o The Coach House, Bride Road, Ramsey (); 0.1.2 Full details of the comments can be viewed on the Planning Departments website. The main objections/concerns are; Pre Amended information o Concerns of timescales to be able to comment due to additional drainage information before the Planning Committee meeting (on the 20th May); o We also raised concerns on how this would be effectively maintained and if it would be adopted in the future; o comments regarding the Commissioners maintaining the Detention Basins, we have asked but to date have not received a reply from the Commissioners, as to whether they have the expertise; o manpower to maintain these vital areas o the planned school will be conveniently forgotten about when the developers find they can build more houses in its place; o degrading state of the Andreas and Bride Roads around this area; o Replies from the D.O.I. indicate there are no plans for any serious repairs to both roads for the foreseeable future, which is disappointing to say the least; o huge increase in traffic since the royal park development and the congestion around this area into the town is massive; o There is continued struggles with the services eg doctors, dentists, and roads which have been ongoing for years so having another development would be damaging to the town until this issue tackled; o Green fields should not be used for concrete jungles and especially NOT with global warming creating flooding and yes this is happening in this area; o The Coach House seeking IPS (See section 0.6 of this report) given the enormous detrimental impact that the development will have on our long-established business, potentially forcing us to cease trading, we are extremely surprised that we are not classed as an Interested Party and hope that it is just an oversight; o I request that the visit takes place at times of high volume of traffic eg after school; o Hope that they observe how narrow the roads are and the number of corners on these roads along with high volumes of traffic; o Firstly we have an active working livestock farm (Grest Farm) here which some of the proposed houses are only 200 ft away from Cattle housing /sheds and I want assurances from developers that I'm not going to be inundated by potential new residents about cattle noises , tractor noises , lights from tractors which could be 24/7 at times we also have a slurry pit about 300 ft away which at certain time's of year when spreading on adjoining fields will have odours , we've had problems in the past with complaints from existing residents who don't understand farm life; o I know you've done bat survey we have a lot of bats seen at night around farm especially the older buildings we also have hen harriers nesting on farm Around main yard , the woodland joining proposed site is a protected rookery yet you have houses proposed right up to them 3rd concern is lighting / dark skies and protection of that adjoining my property giving me proper privacy and not lights protruding on my house; o drainage from site as vollan fields at present have drains that come in to our land and where it does is very wet , what is the routing of drains so my fields aren't going to be waterlogged with run offs of concrete tarmac;

0.1.3 Applicants response to concerns raise by Grest Farm (last three bullet points above);

"1. It is not unusual for residential development and settlement boundaries to meet with agriculture - indeed this happens on the edge of most towns and villages. It is important for the layout proposals to address this with soft boundaries, which the proposals do. Also of note is that the existing Grest Care Home already abuts Grest Farm.

Regarding noise levels from the farm, this will have been taken into account within the Resound Acoustics noise report that has been submitted in support of the application. Whilst that was

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commissioned to consider noise from the kennels, the baseline survey picked up all surrounding noise sources, which will have included the farm. Indeed noise from farm animals was noted in the report as being present at measurement Position 2 (paragraph 4.10) and so noise from farming was captured. Resound Acoustics has confirmed that the baseline levels measured at Position 2, which contained noise from farm animals, would meet the 'reasonable' internal guideline values set out in British Standard 8233: 2014 and in the World Health Organisation's Guidelines for Community Noise (both of which were summarised in the submitted noise report), when the measurements are adjusted to take account of the transfer of noise to within the property (again, in the same manner as set out in the noise report). It is therefore considered unlikely that noise from farming activities, including animals, would lead to unacceptable levels of noise to residents at Vollan Fields should development be approved.

Furthermore, we are happy to commit to inform potential purchasers in writing of the presence of active farm work as part of the marketing selling point of the properties, but we appreciate the concern of the nearby farmers.

2. Manx Wildlife Trust have carried out a full set of ecological and protected species surveys of the site and the proposals include mitigation measures to achieve Biodiversity Net Gain. This has been fully assessed by DEFA, who have raised no concerns.

3. The proposals include reinforcement native planting next to the existing woodland area, and adopting dark sky measures next to this area, to limit impact on bats.

4. Storm water drainage has been fully considered with all rain falling on hard surfaces like roads, driveways and roofs, being collected in gullies and piped away to an existing sea outfall. The drainage proposals will drastically reduce surface flow of rainwater and should ease existing issues of standing water and seasonal flooding."

0.1.4 After amended plans being advertised on the 7th June 2024 for 21 days (expiring 28th June) o Hartford Homes gave us assurances at their presentation at Ramsey Town Hall that site construction traffic will be via Andreas Road not Bride Road; o Our house reverberates when HGV's drive past; o There will be adequate precautions to prevent any further unacceptable dog noise from the nearby Kennels; o The surface water on Bride Road at times of rainfall will be addressed and dispersed; o proposed housing development is intended with air conditioning in place of opening windows to counter the dog noise, surely this is a clear admission that the noise is both intolerable and excessive; o The proposed site earmarked for a possible school is also close to the source of dog noise unless the noise is removed; o How do you enforce sound barriers against farm animals, farm machinery and restrict noise and light from a working farm; o Traffic along Bride and Andreas Road. During busy times of day, TT fortnight, tip runs, bin days and Farmers at work there is grid lock along these narrow roads and on Bowring Road; o Ramsey is a small town with no room for high volumes of traffic; o 'Indicative Drainage to Plots 7 to 21' shows a network of individual French drains to mitigate against a high likelihood of flooding at the existing Bride Road properties. This does appear to be 'clutching at straws' in 2 a final attempt to justify the drainage inadequacies; o New homeowners are highly unlikely to maintain the drainage or even know how to; o There would be absolutely no assistance from a statutory drainage authority in the event of flooding; o The proposals expose existing residents to a potential significant flooding issue due to a high reliance upon maintenance of the French drains by the new home owners; o It will affect house insurance premiums quite significantly;

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o An adoptable drainage system is the only appropriate application for this situation; o During the site visit held on the 24th May 2024, the developer advised that it 'could not guarantee that flooding will not occur'. As an existing homeowner next to the site, this is completely unacceptable and it demonstrates the developers lack of confidence with its own drainage proposals; o he same Engineering company that designed the drainage system at 'Gibbs Park' Ramsey as referred to in our previous objections is the same company appointed on this project. That estate now floods to the extent that new homeowners had to move items upstairs and obtain sandbags during a weather event in December last year and gardens were completely under water; o the trial pits appeared to evade the worse areas of flooding and were concentrated to the perimeter of the site. We find this a bit suspicious when there was the entire area at disposal for trial pits in high volatile areas; o Stripping the fields of natural vegetation is going to cause a colossal amount of surface water run off during construction; o It is recommended by the 'British Geological Survey' that no digging should take place in areas that are at risk of running sand. The area and drainage proposals are undoubtedly a risk; o The proposals have indicated some detention basins; o There is no confirmation that the Ramsey Town Commissioners would take full responsibility for full maintenance requirements under its 'Section 13' agreement, nothing less than its full liability is acceptable in accordance with the Isle of Man 'Flood Risk Management Act 2013', Clause 52, 'Maintenance Obligations of Responsible Persons' which states, 'Each responsible person must maintain the approved drain so that it functions efficiently', are the Commissioners actually aware of what they are legally committing to; o Detention basins are more appropriate for discharge to a water course rather than a drainage network; o 'Grest Farm' does operate late at night, often with constant farm machinery in use which we can hear on Bride Road; o The Hartford response fails to mention the slurry pit located in close proximity to the new development; o there is 8 a multitude of brownfield sites available for development in Ramsey; o If greenfield sites continue to receive planning permission, brownfield sites are unlikely to be developed; o no specific mention of radon gas and the potential for residential exposure to this; o The proposals include a significant amount of hedgerow removal to create the estate entrance. This will without a doubt drastically change the entire appearance of the area; o a massive amount of site excavation to reach the desired estate levels which the CGI images included in the Hartford Homes letter dated 31st May 2024 illustrate. If the entrance is to be graded then the CGI images are misleading; o incompliant with several clauses particularly Environment Policy 13 & Environment Policy 14; o in contravention of the Ramsey Local Plan 1998 which seeks low density housing only and the proposals are beyond low density and were actually referred to at the site meeting as 'medium to high density; o contrary to Residential Design Guide 2021 with regard to climate change resilience, strategic policies, local distinctiveness and public open space; o The proposals remain in contravention of and directly conflict with the Isle of Man Government 'Biodiversity Strategy 2015-2025' and its UNESCO Biosphere status; o The Stone Bridge is the gateway into the centre of the town from the North. Its therefore very important that this structure is not compromised in any way with extra traffic loadings; o The proposals are a major concern and they will likely be a concern to our insurance companies due to flooding during and after construction, creation of detention basins next to our homes; High potential for running sand; Deep excavations, Construction methods (piling); o The issue of noise from the kennels, the very fact that the developer is attempting to mitigate against this issue is a complete disregard for what new homeowners would endure and

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it also has a complete disregard for the education system because the proposed school is located in this area; o If application is looked upon favourably we would be grateful if our following suggestions could be considered; That a greenbelt buffer zone is created to the rear and side elevations of the houses on Bride Road; That an adoptable drainage system is put in place immediately behind the Bride Road properties which would be achievable with a greenbelt buffer zone. This would replace the unacceptable French drainage; good preventative measures during construction are in place prior to anything commencing; That the dwellings located directly adjacent to 'Elleray' and 'Fair Isle' are removed; the number of dwellings is reduced overall to say 85; he house designs are more in keeping with the character of the area; That an estate of bungalows only or predominantly bungalows is considered to reduce impact on the rural setting; independent condition surveys are undertaken to each bounding property by a qualified Engineer prior to commencement of work; he proposed bus stop located directly adjacent to our driveway at 'Elleray' is relocated elsewhere to remove visibility, safety and manoeuvrability issues; here is strictly no construction parking permitted on Bride Road; and street lighting is installed along the Andreas Road, Bride Road and Promenade to enable safe passage into the town centre for pedestrians during the hours of darkness. o We consider the application to be negligent in several areas, lacking a tremendous amount of duty of care; o Under no circumstances do we consider the proposed development acceptable. We consider the proposals IRRESPONSIBLE for a number of identified reasons, some of a very serious nature and we strongly object to it; o The land during site visit was in the main towards the Bride Road boundary was sodden and boggy under foot, again very concerning given that these sodden areas were only after a few days of rainfall; o There is a clear issue with the height of the water table in this area and it will only increase with the building of this proposed development; o They appear not to have carried out their initial surveys of the land in a methodical and diligent manner, as had they - they would have identified and appreciated the obvious flooding issues; o Can we really trust and accept that this latest untested 'Drainage Plan', will be fit for purpose; o You have only to look at the ongoing drainage issues residents are having at properties on Royal Park (adjacent to Vollan Fields) incidentally another Hartford Homes Development; o Residents need assurances that any proposed Drainage System will be properly overseen , managed, and subject to regular maintenance - either by a professional company appointed by Hartford Homes or adopted by the local authority, where the same oversight and maintenance regime continues; o the capacity of existing schools throughout the island (with one exception in the South) are well below 100% - in the North we do not need another school, established schools in the area have more than enough capacity to admit further pupils; o The population on the island hasn't increased in number since the early 2000's - in fact it has levelled out and slightly decreased since 2015, there is no requirement to build further houses; o excessive numbers of empty properties on the island that can be identified, refurbished and utilised for home owners and people requiring rental short stay homes. There are also several brownfield sites in and around Ramsey that should be considered before any development of the Vollan Fields; o noise pollution will be excessive and frequent and mental health concerns should be considered for all residents; o request that this application be refused and the land of the Vollan Fields be re zoned for agricultural use ONLY - this land is unsuitable for both residential and commercial purposes; o Regardless of however many "mitigations" are put in place we feel that they will in no way compensate for the total destruction of habitat and feeding grounds of the many birds, bats, frogs, lizards etc that use these fields;

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o Our concern is that the development of 153 new dwelling's will raise the water table further and put increased strain on a drainage system already under pressure; o Although there has been consideration for the proposal of bungalows to the rear of the house on the south side of Bride Road, surely it would be equally considerate if the proposed houses adjacent to' Elleray' were also bungalows; o The proposed development doesn't show any consideration or appreciation to the existing properties, they are far too modern looking and are not in keeping with the surrounding environment, therefore, not only will the development destroy what is a habitat for ecology and stunning views, it will look an absolute eyesore; o The length of the construction is also a concern. It is common knowledge that Royal Park, which is a Hartford Homes development has taken 20 years and still not completed which would indicate that the proposed development will be just as long; o The concerns we previously raised all still stand; o Despite what the developers may say in their planning application, based on the issues experienced by current residents of Royal Park, we are mistrustful of what any final implementation would entail; o We especially wish to express our dislike of the bunds/planting and French drains proposed; o This drainage proposal, which is to be situated in the gardens immediately behind our garden/home, which is designed to protect the nine existing properties from flooding and waterlogging, is unacceptable for the following reasons; rely on maintenance of the drains by the new and future owners of 15 individual properties; What will stop the new/future homeowners from not maintaining the drainage; potential legal wrangles between pre-existing and new property owners are likely to result; s it even legally permitted to drain land into drainage/ sewer system; o are the current drains that they will connect to really be large enough; o Future generations of Ramsey residents should continue to enjoy the green, undeveloped Vollan fields within the town boundary of Ramsey; and the current residents of our town should not be subjected to decades of disruption caused by over-development, and the desecration of our countryside and town ambience, for the sake of a property developer's profit; o The i-transport report gave the idea that the Swing Bridge of Bowring Road isn't subject to any weight limits; however it could be suggested that it seems prudent to reassess this information for both its current and further use, rather than accepting this unquestionably; o We would therefore ask for a suitability qualified civil/ structural engineer to assess the strength and load capacity of the stone bridge on Bowring Road before any planning is considered for the Vollan Fields; o Therefore, there will not be the demand for 4 and 5 bedroom houses which are the predominant housing suggested in the new development application for the Vollan Fields due to households in Ramsey consists of only 1 or 2 person households, a development of predominantly 2 bedroom bungalows would be more appropriate than 4 and 5 bedroom houses; o the application in principal for a primary school sought by the developer should not be granted based on the fact that it is not needed; o I have also been told and have now read that, it is acknowledge my house will be at increased risk of flooding during the construction phase. This is unacceptable, how will I be protected; o I would also like a more substantial wall constructed to offer me some protection from the lengthy construction process and the anticipated increase in surface water run off. To put the wall and the drain in situ, I feel the row of bungalows would need to be moved back or relocated; o We have been previously advised by several authorities that discharging surface water overflow into a drain is not permitted; o The proposed fence and sod mound and tree planting, is exactly the same design as found in Gibbs Park, which has ultimately failed;

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o We feel the proposed sod bank is totally inadequate protection for the north side of our property, due to issues observed on other developments; o It has been stated that surface water run off would be improved by 89% in the Vollan Fields, whilst we accept this is could be accurate and we hope it would be, however this figure is only reached when the whole site is developed; o The developer has chosen to be dismissive with our comments towards running sand, which is incredibly unhelpful, digging to the depth stated in the application could cause possible ground shift. Over time, this could undermine foundations. The ground profile is of sand, and as the Hydrology report clearly states, most of the test pits did collapse. Some areas were designated not suitable for development, however houses are been planned very close to one of these areas; o the long term exposure the level of noise piling creates can severely affect mental health. There is also an association between noise exposure and higher rates of cardiovascular disease, as we now understand we will have to endure construction close to us for 3-4 years; o How many houses, if any, will need to be piled; o In our opinion, the plans need to be amended again significantly, especially in the area behind the existing properties on Bride Road, to protect our property and our wellbeing; o We, even at this stage 15 months later, are still not clear as stated earlier, what is happening to the lane on the Northern side of our property, we currently have to protect our property from the vegetation growth within this lane, with permission and in winter time it's the only natural drainage for the field. this is not allowed to be blocked, until some other protection is put in place; o Unless and until the Developer can adequately prove that flooding will not be caused by their plan , then is must surely be an overriding reason for the application to be rejected; o we would want a clear assurance from the Developer that no structural damage will be caused to our property, and that full liability will be accepted by them for any and all such damage should it subsequently occur; o The North West Area Plan - there is a real possibility that the field in question will be de- zoned as part of the revisions to the Plan; o he Breeding Birds Assessment by Ecology Vannin Consultancy Services dated December 2023. With regard to rooks it states that the impact on these birds would be 'Slight to moderate adverse. The colonies are not under direct threat, but foraging opportunities will be impacted. The scale of impact on numbers cannot be quantified.'; o We would like to see this amended and a buffer between the trees and the development, of at least 20m, provided; o We note that our original concerns over noise, light and odour pollution from our long established registered Boarding Kennels have not been satisfactorily addressed, A brief noise survey that made fanciful assumptions over future occupancy levels for our Boarding and Daycare business does not give a true and accurate representation of the potential impact on the proposed residential and academic properties, We again refer to the industry guidelines for new developments of residential buildings, child care facilities, educational establishments, hospitals, nursing homes etc. is a gap of 500m from established Boarding Kennels amd we demand assurance and proof that every effort has been made by the developer to abate any noise and that any future homeowners, tenant, visitor or worker on the Vollan Field estate are not allowed to complain about noise, odour or light pollution from our business; o Residential Design Guide July 2021' states that 5 to 10 dwellings per hectare is considered suitable for larger sites towards the edge of settlements. The Vollan Fields are collectively a large edge of town settlement and the proposal to create 16.8 dwellings per hectare would be over development of the site by 6.8 dwellings per hectare; o We are not aware of any such drawing detailing our two primary windows from our kitchen. The proposed dwelling at plot 80 is 15 meters distance from our side elevation and primary kitchen windows overlooking the field. We would ask that consideration be given to increase this distance to at least 20 meters to reduce impact upon our living space; o we consider the affordable home plots of 76 to 80 and 1 to 6 highly vulnerable to flood risk.

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Updated Proposals 0.2 New Phasing Plan (update to paragraphs 6.15.2 & 6.15.3 of original Planning Committee Report) 0.2.1 The Department raised some concern with this proposal with the largest area of POS and largest children play area and the neighbourhood centre being within the last phase and sought whether some of these elements could be brought to an earlier phase. At that time (before first Planning Committee Meeting) the applicants had agreed that the second phase could include the largest area of POS and largest children play area (south-western part of site). The neighbourhood centre would still be in the fourth phase as they raise concerns of viability of the scheme; albeit this fourth phases would also include an increased total of 32 dwellings, some of which are the largest housing types proposed. Condition 17 was proposed which sought a new phasing plan.

0.2.2 However, since the application being deferred for a site visit the applicants have submitted a new phasing plan; albeit still indicative, which includes the largest area of POS, largest children play area and the neighbourhood centre (all to south-western part of site) to be included within the second phase of the development. There would be a total of 55 dwellings remain, within phase three and four. For information, 46 dwellings would be within the first phase and 52 dwellings within the second phase.

0.2.3 Accordingly, given the inclusion of the largest area of POS, largest children play area and the neighbourhood centre all proposed within the second phase, it is consider the initial concerns have been overcome. It is still considered however, that condition 17 should be retained to ensure the development is phased in a appropriate way, which includes phasing of details of; 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. This is 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.

0.3 Indicative Drainage Plan to the rear of Plots 7 to 21 (updated comments to paragraphs 6.6.4 to 6.6.13)

0.3.1 On this matter the applicants have submitted amended/additional plans and have also indicated; "With regards to the highlighted flooding being experienced by the properties on the northern side of Bride Road, this is caused in the main by topography and surface flow of rain water across the fields as the site levels falls towards Bride Road, with Fair Isle being lowest point.

The proposed development will require all rain water falling onto roads, driveways, car parks and roofs within the development, to be collected and piped away through the new underground drainage system, and discharged to sea via an existing storm water overall.

The proposed roads and the drainage systems serving individual houses will act as barriers to intercept and collect surface water flowing across the site and in so doing, will drastically reduce the current amount of water reaching the properties on the northern side of Bride Road.

Whilst the proposed drainage system will significantly improve the standing water / flooding issues currently being experienced by the existing properties, to provide further comfort to these existing residents, it is proposed to provide two further measures:

An earth bund will be provided next to the southern site boundary, which will be a physical barrier to prevent water flowing over the boundary onto adjacent properties, and

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2. A system of individual underground French Drains will be provided to the end of each new garden along this boundary, which will allow any rainwater falling on that garden to be collected in front of the earth bund, with water being piped away into the new underground storm water drainage system, as per the following layout. This detail will be provided behind all the existing properties, from Elleray in the southwest to Fair Isle in the northeast..."

0.3.2 Further they comment; "...The French Drain system to be installed into all the new properties backing onto the Bride Road properties, will be covered by a 10 year NHBS warranty. Even after the 10 year period, the individual property owners will be motivated to maintain the system to avoid the potential of any water logging of their gardens, thereby ensuring that no water will encroach over the boundary, into the existing properties. This should give comfort to the existing residents and the planning committee with regards to maintenance. In summary, with the proposed rainwater collection / drainage system and the specific measures to be provided adjacent to the properties on the Bride Road, we believe the current standing water / flood issues being experienced will be significantly improved, if not totally eliminated, and will benefit for the existing property owners."

0.3.3 The following consultees have made the following comments to the new drainage plans;

0.3.4 Flood Management Division (28.06.2024); "FRM have reviewed all of the drainage data and have no objection to this Planning Application."

0.3.5 Manx Utilities Drainage (28.06.2024); "I refer to the recent drainage proposals submitted by the applicant detailing the installation of land drainage around several properties to allay concerns over waterlogged ground in these areas. Although these proposals are supported by Manx Utilities, these drainage runs would not be considered for public adoption, with only the main wastewater and surface water sewers and associated manholes being adopted. The proposed land drainage would remain private with the relevant landowner being responsible for future maintenance. The above comments are in addition to those issued by MU in the email dated 8th May 2024." 0.3.6 Highway Services Drainage (28.06.2024): "Further to drawing Hart 70-29 Indicative Drainage Plan Plots 7 to 21 dated 03 Jun 24 submitted as an additional document to Planning.

We can firm that the drainage proposals for the rear gardens of plots 7 -21 will not have a significant impact on the drainage system serving the estate roads."

0.3.7 Condition 18 was initial proposed which sought additional details to the drainage provisions to the rear of Plots 7 to 18 being submitted for approval. As outlined above the applicants have now submitted such plans at this stage, which include Plots 7 to 21, an increase of drainage provision to all the dwellings which back on to existing nine properties along the Bride Road. Substantial weight is attached to the comments received from all the drainage authorities who have considered the new proposals and have raised no objection. The Department is further comforted, that the drainage provisions proposed would ensure the surface water runoff which currently results in surface water flooding to a number of these exiting properties along Bride Road, would be significantly prevented, mainly by the proposed new estates roads and drainage provisions throughout the site which would drain surface water which currently runs downwards towards the existing neighbouring properties on Bride Road. The proposed new French drains to the rear gardens of Plots 7 to 21 would mainly only need to drain surface water from these properties only and namely the water from the rear patio and gardens. These properties also have surface water drainage connections to the new estate

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road to the north of each plot, the surface water of the roofs, the driveway & paths would drain into the surface water drainage to the new estate road, rather than to the rear French drains.

0.3.8 Accordingly, for these reasons it is considered the drainage solution is acceptable and comply with Environment Policy 13. Condition 18 should be amended to:

C 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 that dwelling 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). 0.4 Amended Proposed Drainage Flood Flow Routing & Detention Basin Locations plan 0.4.1 The submitted drainage plan indicates the new flow from plots 7 to 21, which instead of flowing in a westerly direction, would now connect into the surface water drainage of the individual plot and run in a northerly direction to the new estate road to the north.

0.4.2 The applicants have also responded to comments made that "all Public Open Space areas are retention basis" by stating; "This is not correct. As part of discussions with DOI Highway Drainage and DOI Flood they requested us to consider: if anything unforeseen happens to the stormwater system that we should not flood existing / proposed houses and that storm water should be retained on site. The submitted drainage drawing shows the route for any emergency flood water, and where it will discharge to, to varies areas around the site. It's stressed that this will only be required in an emergency and has been agreed with DOI."

0.4.3 There are no concerns with this element of the submission.

0.5 Amended landscaping plans to show additional landscaping along the Andreas Road (western boundary of site) - Update to paragraphs 6.3.15 to 6.3.18.

0.5.1 The applicants have submitted an amended landscaping plan which includes further replacement planting along the western boundary of the site. The applicant's indicate that; "The proposals include a very significant depth of replacement native hedge and tree planting to the northern side of the new access. Positioned behind the line of the existing hedge, once established, this planting will reinstate the screening of the site, to limit the visual impact of the new access.

The proposals have now been further amended to increase the depth of native hedge planting to the south of the Andreas Road access.

This new hedge planting to the Andreas Road boundary will be undertaken during an early stage of the construction process, to give it time to establish and grow before the final access is formed. In this regard the phasing plan has been updated as now attached.

The Andreas access will be formed approximately 3 to 4 years after the start on site, dependant on sales."

0.5.2 And

"In summary, whilst the development will result in some change to the existing boundary hedges, appropriate mitigation planting is proposed to limit the visual impact."

0.5.3 Discussion with the applicants have been had as the Department considered a grass bank should be reinstated along the majority of the Andreas Road roadside elevation and native planting to form hedging be planted above. The applicants have indicated this is their

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intention. However, this isn't especially clear on the submitted plans. Accordingly, it is Condition 10 remain as proposed, specifically section i) of this condition which seeks details of replacement banking/landscaping to either sides of the new accesses to the Andreas Road and Bride Road.

0.5.4 It is considered with the new grass banking and the increased level of landscaping planted above and behind (above what currently exists along the Roadside boundary), the proposal would mitigate the loss of the existing roadside banking/hedgerow. There of course there will be a significant initial impact once the access onto the Andreas Road has been created; however, in the medium and longer terms the visual impacts of the loss would be sufficiently overcome and arguably an improvement given the level of landscaping proposed. It is noted that the creation of the new grass banking and landscaping along the Andreas Road is within the first phase of the development.

0.6 Other matters 0.6.1 The owner of the Coach House Boarding and Cattery, The Coach House, Bride Road, Ramsey which operates a kennels from the site has raised concerns that they have not been recommended for Interested Person Status. A full response of the Department can be seen online. Section 2.0 of the "DEFA OPERATIONAL POLICY - INTERESTED PERSON STATUS" it states; "...will only be afforded to those persons who submit a written representation(s) which complies with ALL the criteria set out below" 0.6.2 One of the criteria is;

"The land referred to in (A) above must be within 20 metres of the red line boundary of the application site..."

0.6.3 The owner of the Coach House Boarding and Cattery highlights that section 4.2.2 which indicates that it is a "general guide and not set out in policy".

0.6.4 However, this highlighted section relates to overlooking as it acknowledges that 20m for overlooking is not set out in policy (e.g. IOM Strategic Plan 2016), but is often used when considering issues of overlooking. This is not indicating that the criteria set out in section 2.0 is only "general guide", rather policy for the Operational Policy of Interested Person Status. 0.6.5 The property in question is not within 20 metres of the red line boundary of the application site and therefore as outlined within the Interest Person Status of this report the owner of the Coach House Boarding and Cattery does not meet this element of the IPS criteria and therefore do not meet "ALL" the listed criteria which is a requirement and therefore not recommended for Interested Person Status. THE REMAINDER OF THIS REPORT IS UNALTERED FROM PREVIOUS PLANNING COMMITTEE MEETING ON THE 20TH MAY 2024.

1.0 THE APPLICATION SITE 1.0.1 The application site comprises of two parcels of land. The first which is approximately 11.3 hectare in area is located on at the land at the Vollan and is made up of Fields No's 131042, 131043, 135315 and 135318. These four fields are located to the northern side of Bride Road (A10) and east of Andreas Road (A9). The character of this section of site is generally agricultural fields, fairly flat in nature and which have field hedgerows to separate each field. There are various field gates to access each of the fields. The northern boundary of the site makes up the current town boundary of Ramsey. This section of the site will be referred as the "main development site".

1.0.2 The second parcel of land is made up of two fields, No's 131085 And 135140 which are approximately 3.73 hectares in area, to the East of Royal Park housing development. The character of this section of site is generally agricultural fields, flat in nature and which have field hedgerows to separate each field. There are field gates to access each of the fields. The field's

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sits above the Mooragh Park Brooghs and Vollan Crescent/Ramsey Promenade. This section of the site will be referred as the "land to the east of Royal Park".

2.0 THE PROPOSAL 2.0.1 The application seeks full planning 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 within fields No's 131085 And 135140.

2.0.2 The proposed dwellings are located within fields 131042, 131043 and 135315 only. The dwellings are a mixture of two storey terraces, two storey semi-detached, two storey detached and detached and semi-detached bungalows. The dwellings externally would be finished in painted render and all with a dark grey roof tiles. All properties would have solar roof panels and air source heat pumps. Of the 153 dwellings proposed, 114 dwellings would be available on the open market with the remaining 38 dwellings (2 and 3 bedroom dwellings) being affordable homes. Each dwelling would have two off road parking spaces associated with it. The areas proposed for housing, community uses (neighbourhood centre) and roads amount to approximately 9.1 ha. The net site density is therefore approximately 16 dwellings per hectare. Public open space (POS) is proposed interspersed within this section of the site, made up of amenity spaces, some of which include children's play facilities (three areas). In total 15241sqm comprising 7460sqm formal, 5281sq m amenity, and 2500sqm children play space.

2.0.3 The proposed community facilities (also referred as neighbourhood centre within this report/conditions) which are made up of three detached single storey buildings, located within existing field No 131043, which is to the south-western part of the site. The three buildings would surround a central car parking area (62 spaces, 4no motor bike spaces, and 4no bicycle hooped racks) for uses of the community facilities which are a nursery (133sqm), two retail units (total floor area of 286sqm) and a community hall (407sqm). To the south of the neighbourhood centre is the largest areas of public open space within the site, which includes a playing sports pitch and children's play area.

2.0.4 To the north-eastern/eastern sections of the site the application seeks approval in principle for a new primary school (2.2 hectares in area). The submission shows an indicative layout of the school, parking area, laybys and school playing field. A potential future Reserved Matters application would considered the precise details of the school. This current application only deals with the principle of the land being used for education purposes only.

2.0.5 Fields No's 131085 and 135140 are proposed for habitat enhancement situated to the south east of the development area between Royal Park and the Promenade. This area would be managed by the landowner or other appropriate body and will be retained as such through a Section 13 agreement, for a 30 year period. The works to this area relate the biodiversity gain of the overall development.

2.0.6 In terms of landscaping of the "main development site" the applicants comment; "The proposed scheme includes the retention of the existing internal hedgerows and trees along the site boundaries where possible. A significant number of new trees will be planted along the site boundaries and within the site to provide tree-lined roads. In addition to this, a 5- metre-wide planting zone is proposed to provide screen planting along the eastern boundary of the proposed school."

2.0.7 The site would be access via two new vehicular/pedestrian accesses. First is the primary access onto the Andreas Road and the secondary access off the Bride Road. This provides a through road linking Andreas Road, running eastwards within the site, to Bride Road. The new main site access road will be 6.75 wide with a 3m wide shared-use footway/cycle way on the northern side of the carriageway and a 2m wide footway on the southern side. The proposed

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footway at the Andreas entrance will continue 50m southwards to a proposed uncontrolled crossing complete with dropped kerbs and tactile paving to allow pedestrians to safely cross onto the existing footway on the western side of Andreas Road. There will also be a dropped kerb crossing to the north of the proposed access to allow pedestrians to safely cross onto the existing footway on the western side of Andreas Road. 3.15. The proposed footway from the Bride Road entrance will continue westwards along the site frontage for approximately 50m and tie in with the existing footpath opposite the junction with Vollan Close. An uncontrolled crossing complete with dropped kerbs and tactile paving is proposed to allow pedestrians to cross safely onto the existing footway on the southern side of Bride Road. There will also be a dropped kerb crossing to the east of the proposed access to allow pedestrians to safely cross onto the existing footway on the southern side of Bride Road.

3.0 PLANNING HISTORY 3.1.1 The application site has not been the subject of any previous planning applications.

4.0 KEY DOCUMENTS/PLANNING POLICY 4.0.1 MATERIAL CONSIDERATIONS 4.0.2 Section 10(4) of the Town and Country Planning Act states: "In dealing with an application for planning approval... the Department shall have regard to - (a) The provisions of the development plan, so far as material to the application, (b) Any relevant statement of planning policy under section 3; (c) Such other considerations as may be specified for the purpose of this subsection in a development order or a development procedure order, so far as material to the application; and (d) All other material considerations."

4.1 LOCAL PLAN 4.1.1 The application site falls within two area plans, firstly the "main development area" is within an area designated as "Mixed Use - Vollan Fields - I" under the Ramsey Local Plan 1998. The "land to the east of Royal Park" is designated as "Proposed Public Open Space - Ormly Hall

• B" under the Ramsey Local Plan 1998.

4.1.2 The Ramsey Local Plan Written Statement states;

"HOUSING Policy R/R/P2; Specific Area Development Briefs

These Areas, which are identified by letter and title on the Local Plan Map, should be developed in accordance with the following briefs..;

"I. Vollan Fields An additional area has been zoned for residential development as part of an area of mixed use. This area lies to the east of the A9 and to the north of the Bride Road, limited by the Town boundary to the north and by Vollan Farm to the east. Development may proceed only in accordance with an overall scheme for the whole area. This scheme should include an appropriately landscaped soft northern edge to the Town."

4.1.4 And

"B. Ormly Hall Development may take place only in accordance with a scheme for the whole area which:

a) preserves as natural, green open space the land referred to in Policy R/R/P1(a); b) provides for a new primary school if this is required by the Department of Education; c) uses low density housing only; and d) includes landscaping of the western boundary of the area and of the link to the Bride Road."

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4.1.5 Given the Mixed use designation the site has also been considered suitable for light industrial development stating;

"Industry Policy R/I/P1 Light Industrial Development D. Vollan Fields The area to the east of the A9, north of the Bride Road and limited by the town boundary to the north and the Vollan Farm to the east has been re-zoned for mixed use which may include light industrial development in the eastern most area. Development may proceed only in accordance with an overall scheme for the whole area (reference; Policy R/R/P21)."

4.1.6 Chapter 5 Community Facilities indicates; "The Department of Education has indicated that two primary schools are needed in Ramsey and that one be created by the expansion of Auldyn Infants School. The location of the second school will be subject to further consideration by the Department of Education, and will be determined having particular regard to open space and landscaping requirements (reference: Policy R/COM/PIA and B)." 4.2 ISLE OF MAN STRATEGIC PLAN

4.2.1 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application.

Strategic Policy 1 Efficient use of land and resources 2 Priority for new development to identified towns and villages 3 To respect the character of our towns and villages 4 Protection of built heritage and landscape conservation 5 Design and visual impact 10 Sustainable transport 11 Housing Needs

Spatial Policy 2 Identified Ramsey as a Service Centre 5 Building in defined settlements or GP3

General Policy 2 General Development Considerations

Environment Policy 4 Wildlife and Nature Conservation 5 Ecological Impacts 10 Flood Risk Assessments 13 No unacceptable risk of Flooding 14 Loss of agricultural land 42 Respect the local character and identity

Housing Policy 1 General need for additional housing from 2011 -2026 2 Supply of designated housing land available 3 Defined housing provision per area 4 Location of new housing and exceptions 5 Provisions for 25% affordable Housing 6 Development Briefs

Business Policy

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9 support new retail as long as not having an adverse effect on adjacent retail areas 10 exceptions of neighbourhood shops in large residential areas

Recreational Policy 3 Requirement for Landscaped amenity areas 4 Requirement for Public open space

Community Policy 1 Provision of new neighbourhood centres 2 New community facilities should be located to serve the local population and be accessible to non-car users 5 Permission will generally be given for proposals to build new schools in accordance with policies of the plan 10 Fire Fighting provisions

Transport Policy 1 Be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes. 2 Provision for new links 4 Highway Safety 5 Design of Highway Network Improvements 6 Equal weight for vehicles and pedestrians 7 Parking Provisions 8 Requirements for Transport Assessments

Energy Policy 5 Energy Efficiency

4.3 RESIDENTIAL DESIGN GUIDE 2021 4.3.1 This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.

4.4 AREA PLAN FOR THE NORTH AND WEST - Draft Plan 4.4.1 The Cabinet Office has undertaken a Preliminary Publicity which outline matters that the Cabinet Office would like to address in detail within the Area Plan and gives individuals the opportunity to comment at an early stage on these outline matters and inform the production of Draft Plan. Further public consultation was undertaken on the Draft Plan and a number of proposed modifications put forward to the Public Inquiry due to be held in July this year for the Independent Planning Inspector to consider. The later of the plans indicated that the "main development site" (RR006) is proposed as "Predominately Residential" and the "land to the east of Royal Park" as "Open Space". It should be noted that at the Preliminary Publicity stage of the area plan process the "main development site" is to be de-zoned. However, Cabinet Offices has since changed its position as mentioned above. The more recent draft area plans and Written Statement can be viewed under the "North & West Area Plan Publicly Inquiry Page" web page.

4.4.2 The Draft Written Statement for the plan in relation to dwellings comments;

"14.1.1 Our Island Plan 2021 to 2026 identifies housing as one of the critical issues that Government needs to address. The commitment is to "tackle the housing crisis by ensuring everyone has a suitable and affordable place to call home" and this is linked to the goal that "our housing stock meets the needs of our population now and into the future." It is not the role of this Plan to fully define the term 'housing crisis' or tackle national housing issues but there is a clear need to fully understand the context within which this Plan is drafted. A clear

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baseline in terms of Housing Policy for the North and West is set out in the Strategic Plan which remains the statutory policy guidance in terms of overall housing numbers.

14.1.2 While the Plan Period of this Plan is to 2026, and there is the requirement to be in general conformity with the Strategic Plan, it is only prudent to take into account the time remaining in the plan period, emerging data projections, the deliverability of housing units in the next two years and the transitional arrangements from one plan to another."

14.2.3 Proposed housing allocations in this plan go modestly beyond the housing numbers specified in the Strategic Plan to take into account the changes in average household size that were at the time acknowledged as susceptible to influence from a wide range of macroeconomic factors and is in the spirit of the plan with the intention of having a regular reviews to plan, monitor and manage."

4.4.3 The statement also indicated that;

"14.3.6 Cabinet Office acknowledge that this plan comes towards the end of the plan period and is likely to last beyond 2026 until the updated Strategic Plan and All-Island Area Plan are approved and brought in to operation. It is very unlikely that all of the sites identified in this Plan and all of the associated infrastructure referred to will be fully built out by 2026. To ensure adequate delivery of housing in the plan period, Cabinet Office proposes to prorata the expected yield of proposals sites for the remaining time to deliver Housing Policy 1 of the Strategic Plan 2016. As an aside, the additional 484 units that may be delivered on the proposal Sites in the medium term provides approximately half of the anticipated uplift in housing need expressed in the Strategic Plan Review Preliminary Publicity."

4.5.6 The Written Statement indicates that a total of 770 dwellings in the North are required to meet the IOMSP total Island housing number of 5,100 dwellings between 2011 and 2026.

4.6 CLIMATE CHANGE ACT 2021; 4.6.1 "Town and Country Planning (Development Procedure) Order 2019 amended After paragraph 2 of Schedule 1 to the Town and Country Planning (Development Procedure) Order 2019, insert - «2A All applications except those for approval for change of use, reserved matters, replacement windows and doors in conservation areas and minor changes (1) This paragraph applies to applications for planning approval except those referred to in sub- paragraph (2). (2) This paragraph does not apply to - (a) an application for change of use only; (b) an application for approval of reserved matters; (c) an application to replace a window or a door of a building in a conservation area; and (d) a minor changes application. (3) Every application to which this paragraph applies must - (a) demonstrate that the application has been made having regard to the following climate change policies - (i) the maximisation of carbon sequestration; (ii) the minimising of greenhouse gas emissions; (iii) the maintenance and restoration of ecosystems; (iv) biodiversity net gain; (v) the need for sustainable drainage systems; and (vi) the provision of active travel infrastructure; or (b) explain why consideration of one or more of those polices is not practicable in relation to the proposed development."

4.7 Isle of Man Economic Strategy

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4.7.1 The Isle of Man Economic Strategy was approved by Tynwald in November 2022. The Economic Strategy outlines a 10-15-year strategy which seeks to,

"...build a strong and diverse economy, which is sustainable, ambitious and built on firm foundations to provide economic success, rewarding career opportunities and prosperity which positively impacts all residents on the Isle of Man". 4.8 UNESCO Biosphere Isle of Man 4.8.1 UNESCO Biosphere Isle of Man is all about keeping the Isle of Man a special place to live, work and visit. The Isle of Man is the first entire Island Nation in the world to receive this designation. The UNESCO Biosphere Isle of Man project does not seek to prevent any specific actions, but to promote enjoying and celebrating the Isle of Man to the full, making it an even better place to be and promoting engagement. The Biosphere Reserves are about achieving a good working balance between people and nature' and the Accreditation reflects how the Isle of Man manages its environment, community and economy, acknowledging that all three components are necessary to achieve a sustainable situation. The Biosphere related guidance, as summarised below, is not formal planning policy but the designation is capable of being a material consideration. 4.9 Department of Environment, Food and Agriculture - Agriculture and Lands Directorate Forestry, Amenity and Lands - TREE PROTECTION POLICY - Department Policy Relating to the Protection of Trees - Version 2.0, December 2021. 4.10 MANUAL FOR MANX ROADS is published by the Isle of Man Government's Department of Infrastructure. Our aims are: o to ensure the highway network enhances accessibility to goods and services and encourage a diversity of transport modes o to ensure the highway network provides for safe interactions between transport modes o to maintain a safe, inclusive and serviceable highway network 5.0 REPRESENTATIONS It should be noted that full comments made by all representations are available on the Online Services - Planning Applications and any decision should read this in full. Further, the application has been re-advertised in response to issues raised and therefore there are multiple comments from various representations. The comments below are taken from the last correspondence from the relevant party only. As mention there have been multiply comments from the majority of each representation.

5.0.1 Ramsey Town Commissioners have made the following observations (25.07.2023): "I am instructed to tell you that Ramsey Town Commissioners considered this application on 19th July at their monthly board meeting. They wish to submit an observation for this application. The Board raised concern with regards to the impact that an additional 153 properties would have on the infrastructure of the town, specifically the stone bridge on Bowring Road. The bridge is an aging structure which has required strengthening work in recent years. It is the main access route to, from and beyond the town for several northern villages, with the nearest diversion route via Sulby, which is a considerable diversion. The Swing bridge is narrow and one way and would not tolerate the volume and weight as a diversion route. Concerns were also raised over the provision of tertiary services, with residents often commenting on the lack of access to doctors and dentists and what the impact might be with the addition of this estate. And finally, concerns were raised over the flood risk on the site."

5.0.2 Highway Services (DOI) do not object to the application subject to conditions and make the final comments (18.10.2023): "The applicant has provided additional information and plans in October 2023 to address items from DOI Highway Services previous response dated 20 July 2023. It is advised that an electronic copy of the supplementary TA dated 12 October 2023 online is uploaded as a direct pdf rather than a scan of a paper file as the quality and detail of the plans is not clear for readers. However, DOI Highway Services have seen a direct pdf copy of the plans and can respond to each point as itemised summary as follows:

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1. Traffic calming measures and crossing warning signs should be considered on Bride Road and Andreas Road - the applicant has proposed suitable traffic calming measures on Andreas Road and Bride Road as shown on plans GA-001, GA-002 and GA-007.

2. Explain omission or re-submit Station Road accident data within the TA - the applicant has adequately explained the situation and therefore this item is addressed.

3. The main arterial road should be traffic calmed and pedestrian crossings prioritised - pedestrian desire lines between the mixed use area and northern part of the site, between the open spaces and between the primary school area and the dwellings should be enhanced, such as raised crossings or junction features - the applicant have provided suitable features to the main arterial road and therefore this item has been addressed.

4. Junction accesses onto Bride Road and Andreas Road, and pedestrian crossing on Bride Road

• visibility splays for these accesses and pedestrian crossing should be confirmed to be adopted and made into footways - the applicant has provided additional footway where available and suitable, and provided deterrent paving at locations to protect visibility splays for accesses and pedestrian crossings. Therefore, this item has been addressed. The exact design of the paving that will be adopted will be agreed in future design and Road Safety Audit stages.

5. New footways fronting Bride Road should be extended to link existing footways in front of properties to the north of Bride Road, to secure adopted visibility splays at the vehicular and pedestrian crossings and to encourage pedestrian trips to/from the site - similar to item 4 above, the applicant has provided additional footway where available and suitable, and provided deterrent paving at locations to protect visibility splays for accesses and pedestrian crossings. Therefore, this item has been addressed. The exact design of the paving that will be adopted will be agreed in future design and Road Safety Audit stages.

6. New footways fronting Andreas Road should be extended to adopted visibility splays and to encourage pedestrian trips to/from the site - similar to items 4 and 5 above, the applicant has provided additional footway where available and suitable, and provided deterrent paving at locations to protect visibility splays for accesses and pedestrian crossings. Therefore, this item has been addressed. The exact design of the paving that will be adopted will be agreed in future design and Road Safety Audit stages.

7. Uninterrupted and safe/prioritised pedestrian connections to the nursery from the surrounding dwellings should be considered - the applicant has now provided a direct crossing from the surrounding dwellings through the car park on the layout plan and therefore this item has been addressed.

8. Adopted margin of 600mm width should be provided on the proposed adopted roads where footway is omitted on one side. - this has been addressed on the revised layout plan.

9. Bus stop improvements should be proposed on Bride Road and Andreas Road - consultation with the Bus Vannin department should be undertaken to see what facilities would achieve the best outcome to encourage users of the site to use public transport - the applicant has provided bus stops on Bride Road has requested by Bus Vannin on the revised off-site highway works plans which therefore addresses this item. No bus stop shelters were recommended on Andreas Road by Bus Vannin.

10. The pedestrian crossing at the vehicular access on Bride Road would result in pedestrians crossing behind a stopped bus - this should be moved to the rear of the bus when it is stopped as vehicles are approaching the stopped bus - the applicant has moved the crossing between the two bus stops which addresses this condition.

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11. The applicant should propose MOVA installation at the Parliament square signals, via a S109 agreement, to offset the traffic impacts of the development - the applicant has agreed to fund MOVA installation at this signals which is welcomed and therefore addresses this item.

12. PERS Study for Ramsey - applicant should suggest improvements funded by the development based on the audit recommendations as well as maximising/prioritising improvements to encourage sustainable travel from the site to/from Ramsey centre - the applicant has agreed to provide improvements to pedestrian access in Ramsey to the site, as per the off-site highway plan proposals, which is welcomed and therefore addresses this item. The exact design of the improvements will be agreed in future design and Road Safety Audit stages.

13. Visitor parking for the dwellings within the private parking areas should be considered at 0.25 spaces per dwelling - the applicant has added visitor parking to these private parking areas which is welcomed.

14. Motorcycle parking for the community centre and retails shops should be provided, and disable parking should be provided in front of the retail shops. Internal cycle parking stores for the nursery, community hall and retail shops staff should be provided - the applicant has provided cycle, motorcycle and disabled parking as requested so this item has been addressed. Details of the cycle facilities should be conditioned on permission.

15. The applicant should re-assess the lay-by layout for retail shops deliveries and bin store including demonstrating swept path tracking of appropriately large delivery/refuge vehicles to use the bay safely. - the lay-by has been altered to address this item.

16. Flood risk issues, and surface water drainage not draining onto the existing and new public highway, need to be resolved with DOI Flood Risk and Drainage Teams. - further comments by DOI Flood Risk and Drainage Teams are needed to address any outstanding issues for this item. Planning Conditions: DOI Highway Services request the following conditions (the drawing numbers below are in relation to plans within the Supplementary TA dated 12 October 2023):

a) Site access and layout to: a. GA-001 - Proposed Site Access Andreas Road b. GA-002 - Proposed Site Access Via Bride Road c. GA-007 - Proposed Pedestrian Crossing - Bride Road d. GA-015 - Proposed Site Layout - Highways Adopted Plan e. 06 - Proposed Site Plan

b) Provision of visibility splays for Bridge Road and Andreas Road accesses and crossings as per approved plans GA-001, GA-002 and GA-007 implemented before first occupation.

c) Provision of visibility splays for internal site layout accesses and internal bend forward visibilities as per approved plan GA-005 implemented before first occupation and retained for the lifetime of the development.

d) Boundary frontages onto the proposed adopted highway for all dwellings must be no more than 1m in height and pedestrian inter-visibility for driveways onto path / public road connections of 2 x 2m must be retained without visibility obstructions for the lifetime of the development.

e) Gradients: No residential driveway shall exceed gradients of 15% for the first 5.0m. No pedestrian or cycle path shall exceed gradients of 7%.

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f) Provision of surfacing for parking and movement areas: Prior to the first occupation of the development, private drives, driveways and associated parking areas, local centre circulation and associated parking area must be properly consolidated and hard surfaced and drained and maintained in good working order.

g) Completion of streets: Before any dwelling is first occupied the roads and footways shall be constructed to an appropriate level from the dwelling to the adjoining street and public highway at Andreas and Bride Road (in accordance with the phasing plan TBA?) to ensure streets are completed prior to occupation and satisfactory development of the site.

h) Car Parking as per approved layout plans to be retained for the lifetime of the development.

i) Cycle sheds and secure covered parking for non-garaged dwelling units to accommodate one space per bedroom with details required for approval and provided before first occupation.

j) Cycle parking for staff and visitors at local centre- details to be submitted for approval and provided before first occupation.

k) Offsite works: a. 4 Bus stop shelters, with details to be agreed with planning authority, shall be provided on Bride Road (2 in each direction) before first occupation of the site. b. Pedestrian improvements as per plans GA-001, GA-002, GA-007, GA-101, GA-102, GA-103, GA-104, GA-105, GA-106, GA-108, GA-109, GA-110, GA-112, GA-113, GA-114; to be completed before occupation of the site.

l) Construction Traffic Management Plan - details required for approval.

m) Travel Plan approved: The Framework Travel Plan hereby approved shall be implemented in accordance with the measures therein.

Contributions: S13 financial contribution for MOVA installation at Ramsey Parliament Square signals on commencement of the development - likely to be no more than £15,000.

Reserved matters: Access, layout, lay-bys and car parking to be agreed for the primary school in a future planning application

Conclusions: The applicant has addressed all items requested by DOI Highway Services in previous response to the application dated 20 July 2023 and the development provides suitable access, layout, road safety, accessibility and off-site highway works proposals. Accordingly, DOI Highway Services do not oppose (DNOC) this application subject to conditions and a S13 contribution for the MOVA installation at Parliament Square signals. Separate permissions will be necessary with the DOI Highway Services after grant of planning consent to transfer streets from private to public ownership as highway maintainable at public expense under a S4 Highway Agreement and for works in the highway under a S109(A) Highway Agreement. Highway Licences apply for temporary closures and traffic management on the public highway etc.

Recommendation: DNOC"

06.03.2024 "Highway Services HDC have reviewed the updated information submitted online for the above application within the 8 Mar 2024 publication list and HDC cannot offer anymore comments to that made on 18 Oct 2023. Accordingly, HDC still do not oppose (DNOC) the application subject to a conditions outlined in the HDC comments on 18 Oct 2023 - please note that the drawing

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revision numbers have changed but the general drawing numbers stated in the response are still the same."

5.0.3 Public Estates & Housing Division do not object to the application making the following comments (18.08.2023); "We refer to the aforementioned planning application, and we can confirm that we have looked at the detail of the application and have considered the provision of a 25% Affordable Housing requirement. We have held preliminary discussions with the applicant who has included in the current application for the provision of 38 affordable homes, comprising two-bed and three-bed dwellings.

Current data drawn from Housing Division records for the North of the Island indicates that there are 63 persons on the general public sector waiting list for affordable housing to rent in the north.

There are 47 persons on the First-time Buyers Register seeking to purchase a first home in the north of the Island. Of this number, 41 are on the Active Purchaser List seeking to purchase a home within the next 12-18 months. This figure is not indicative of likely final purchases as the ability to progress to completion would depend upon personal circumstances and mortgage ability at point of allocation.

The department would request that consideration be given by the Planning Committee to include a requirement, in respect of any approval granted for this site, for the applicant to enter into a Section 13 Agreement with the Department to provide affordable housing, based upon the usual calculation of 25% of the number of units approved within the application, this being 38.25 comprising 38 affordable dwellings and a Commuted Sum in lieu of 0.25 of an affordable unit. Thank you for giving us the opportunity to comment on the proposal."

19.02.2024 5.0.4 It was further clarified with Public Estates & Housing Division that (04.03.2024): "My email in the attachment confirms our agreement to the Commuted Sum of £30,000 per dwelling in this location and therefore £7,500 for 0.25 of a unit." 5.0.5 Manx Utilities do not object to the application subject to conditions and make the following comments (14.09.2023); "Manx Utilities Authority has assessed the above planning application and would like to advise you that the Authority has no objection to the application subject to the following condition/s:-

There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of Manx Utilities and the Sewerage Act 1999.

The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to Manx Utilities. All drainage works must conform to the requirements of "Manx Sewers for Adoption", any necessary CCTV surveys are to be carried out at the developer's expense.

In accordance with the Sewerage Act 1999, 153 communication fees of will be payable to Manx Utilities Authority in respect each property being connected (directly or indirectly) to the public drainage system..."

5.0.6 Environmental Protection (DEFA) making the following comments: 02.09.2023 "Following the receipt of complaints from the residents of Grand Island about nuisance dog barking coming from the neighbouring Coach House Kennels and Cattery, a statutory noise nuisance abatement notice was served on the business. The business has operated boarding kennels in line with planning approval for many years and has also recently obtained a certificate of lawful use for the operation of 'doggy day care' facilities at the site. There is no

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guarantee that we will be successful in enforcing the requirements of the notice if it is breached and I have concerns that future occupiers of the proposed development may be subject to unreasonable levels of noise if it goes ahead.

I would recommend against the development of residential property on land surrounding the Coach House Kennels and Cattery."

26.03.2024 "...I believe that Figure G.4 in the attached noise assessment report Ref: 'RA00807 - Report 1' by Resound Acoustics correctly identifies the homes where the occupiers could be at a realistic risk of noise nuisance.

I note the following from the report:

the Executive Summary states:

"...Hartford Homes intends to install some form of mechanical ventilation in Plots 1 to 6, 35 to 41, and 146 to 153 inclusive..."

Section 6.21 states:

"Closing any form of window will result in much lower noise levels than were set out in this report, so Hartford Homes could consider using some form of mechanical ventilation, either a whole house system, or a room-by-room system, so that future occupants do not need to open their windows to obtain ventilation or to avoid overheating."

and Section 7.8 in the Conclusions states:

"...Hartford Homes intends to install some form of mechanical ventilation in Plots 1 to 6, 35 to 41, and 146 to 153 inclusive..." I have since had confirmation from Hartford Homes that the ventilation systems would be designed in accordance with Approved Document F (Ventilation) of the building regulations and would be Mechanical Ventilation with Heat Recovery (MVHR).

On the condition that whole home MVHR is incorporated into the properties that are to be built on Plots 1 to 6, 35 to 41, and 146 to 153 inclusive in the attached site plan I would be happy to withdraw my previous objection to the application."

5.0.7 Ecosystem Policy Officer (DEFA) do not object to the application subject to conditions and make the following comments (08.03.2024): "The Ecosystem Policy Team can now confirm that a suitable level of ecological assessment has been undertaken and we are content with the following submitted information-

Manx Wildlife Trust's (MWT) 2 Preliminary Ecological Appraisal Reports (PEAR) for the Vollan Fields A and the Vollan Fields B, both dated March 2023. Isle of Man Fungus Group's 2 Vollan Fields Survey Reports - The first for Fields 1 -3 and the second for fields 4-7. MWT's Bat Activity Report for the Vollan Fields dated December 2023. MWT's Breeding Bird Survey Report for the Vollan Fields dated December 2023. MWT's Habitat Enhancement Works - Land East of Royal Park dated March 2023 Hartford Homes' Wildlife Mitigation Plan dated February 2023 (drawing No. 13 Rev A) Hartford Homes' Construction Environmental Management Plan for the Vollan Fields dated January 2024. Hartford Home's Landscape Masterplan (Drawing No. 01 Rev K)

We can also confirm that the applicants have adequately dealt concerns raised in our original response to this application dated 21st July 2023.

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The main ecological mitigation is to be provided off-site in field's numbered 131085 and 135140. Basic details are provided in 'MWT's Habitat Enhancement Works - Land East of Royal Park' dated March 2023. A more detailed habitat creation and management plan incorporating 30 years of ongoing management, timescales for planting and protection measures for rare fungi (See the Isle of Man Fungus Group's Survey of Vollan Fields 1-3), will need to be secured via a Section 13 Agreement which Hartford Homes have already agreed to in section 2.65 of their 'Statement in response to Third Party Consultations' dated February 2024.

As well as this S13 Agreement, the Ecosystem Policy Team also request that the following conditions are secured on approval:

No works to commence unless details of a suitably qualified Ecological Clerk of Works (ECoW) have been submitted to Planning and approved in writing. The ECoW shall the be responsible for overseeing the various wildlife mitigation measures and the protection measures contained in the Construction Environmental Management Plan, throughout the duration of construction works;

All works to be undertaken in accordance with the Hartford Homes' Construction Environmental Management Plan (CEMP) for the Vollan Fields dated January 2024;

All works to be undertaken in full accordance with Hartford Homes' Wildlife Mitigation Plan dated February 2023 (drawing No. 13 Rev A);

All works to be undertaken in full accordance with Hartford Home's Landscape Masterplan (Drawing No. 01 Rev K);

No works to commence unless a landscaping schedule has been provided to Planning and approved in writing. To note: The MWT recommended in their PEAR dated March 2023 that a 20m buffer between the woodland to the north of field 135316 and any development should be maintained. This was reduced to 7m buffer following the bat survey, on the condition that an area of tall trees was to be planted in this area to shield the woodland from the development and any artificial lighting. These trees need to be planted early on in the construction period in order to give them a longer period to grow and provide this protection - thus the requirement for a landscaping schedule to secure planting at specific times.

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 );

No works to commence until 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), has been submitted to Planning and approved in writing. All works must then be undertaken in full accordance with this plan; The standard replanting condition for the replacement of any tree or shrub which dies or becomes damaged within 5 years from the date of planting, should be applied."

5.0.8 Manx National Heritage objects to the application on the following grounds (03.11.2023): "I write on behalf of Manx National Heritage ('MNH'), whose statutory responsibilities pertaining to the protection of the cultural and natural heritage of the Isle of Man are defined under the terms of the Manx Museum and National Trust Act.

The Manx Wildlife Trusts Preliminary Ecological Appraisal Report recommends that a buffer of at least 20 m should be maintained between the development and a band of mature woodland, to

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the North of the site, surrounding the neighbouring Grest Farm. The application's tree protection plan shows that plots 146 to 149 backing straight on to the trees. We would like to see this amended and a buffer between the trees and the development, of at least 20m, provided.

We are also concerned about the effects of lighting on wildlife, especially nesting birds and bats. We would like to see that wildlife friendly lighting such as that with a high amber tone which, emits a light that is less harsh than traditional LED, be included as a condition of any planning approval.

We note that the DEFA Ecosystem Team raise concerns about flood lighting above the playing pitch adjacent to the above mentioned woodland. We would like to see either this pitch moved away from the trees, if it is to be flood lit, or a condition of planning approval that no floodlighting can be installed either during the construction stage or in the future."

5.0.9 Flood Risk Management Division (DOI) comment (18.03.2024); "FRM are happy with the revised drainage plans

The revised drainage plans should be conditioned to the application should it be approved (DWG 22-111-05 & DWG 22-000-06)"

5.0.10 Business Agency (DED) support the application making the following comments (14.08.2023); "This comment has been provided by Officers from within the Business Agency and as such, should be considered as Officer comment only and, therefore, not the view or official position of the Business Agency Board, or political members of the Department for Enterprise. We note that the eastern site, are out with the Existing Settlement Boundaries as annotated on the 'Draft Proposals Map 4 RAMSEY' forming part of the Draft Area Plan for the North and West published 24th June 2022. However, the two sites are included on the extant Ramsey Town Plan 1998, map 1. The following comments on the scheme proposals, are made in light of the Isle of Man Economic Strategy: November 2022, which strengthens Government's economic drivers to: ". . . . develop a strong and diverse economy, which is sustainable, ambitious and built on firm foundations to provide economic success, rewarding career opportunities and prosperity which positively impacts all residents on the Isle of Man. To achieve this vision, we aim to make the Island a more attractive and prosperous place to live and work, which in turn will sustain and grow productive businesses and services. Combined, this will provide more diverse and sustainable public finances that support the best possible public services and quality of life for all of our Island residents. We will achieve this through a significant £1bn long term public and private investment programme - investing in our people, our economy, our Island and our public services to secure 5,000 new jobs and a £10bn economy with infrastructure that can support 100,000 Island residents over the next fifteen years, with appropriate incentives / disincentives to achieve targeted and sustainable population growth". The Business Agency is pleased to endorse this application, noting particularly that the proposals for 153 homes, noting that 114 No. 'open market' properties, which include a mixture of 2 and 3 bed bungalows and 3, 4 and 5 bed houses. There are 39 No. affordable homes provided (25.5% of the total) which complies with the IOMSP Housing Policy 5, which include 2 and 3 bed house types which are considered to meet a major strategy driver in the Economic Strategy to 'tackle the housing crisis by ensuring everyone has a suitable and affordable place to call home and our housing stock meets the needs of our population now and into the future'. 'Section 20. National Outcomes and Indicators' of the Island Plan also sets out that Government will seek to improve infrastructure and services, specifically Housing, with +1,000 additional homes occupied by the end of the parliamentary term, measured using Census information supplemented by additional measurement methods. The Economic Strategy goes on to state that we should create;

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'A more vibrant place for residents to live, building great communities with better services, and a higher quality of life'. It also seeks to 're-adjust the Island's offering to target new younger workers and families, while encouraging our young people to stay and build their futures on the Island' and proposes that 'attracting more economically active people will help generate further income to be reinvested into the Island'. The 'Labour Market Statistics' report produced by the Cabinet Office clearly outlines a low unemployment rate at 0.5% in the June 2023 report, with circa 788 vacancies noted at the Job Centre. This scheme, a mix of 2 and 3 bed bungalows, 2 bed apartments and 2, 3 and 4 bed houses delivers on the broader desires to see more multi-generational housing made available as set out in the Island's Strategic Development Plan. In so doing, the provision of housing seeks to alleviate one of the barriers to relocating to the Island, which is the availability and choice of housing. The application provides a Summary of Economic Benefits, stating that the proposals will contribute towards achieving the economic aims of the Isle of Man Government by supporting inward investment, providing homes and job opportunities and by making the Isle of Man a more accessible and attractive place to live and invest. The applicant estimates that the proposed development would generate the following economic benefits: o A total capital investment in the order of £50 million which represents a total economic output of over £142 million; the Planning Statement accompanying the application quotes the following as justification for this; "A report by UK Construction Council of the Confederation of British Industry showed that via these indirect channels, construction projects send ripples of economic activity through the wider economy generating £2.84 in total economic activity for every £1 spent construction projects (CBI, Bridging the Gap: Backing the Construction Sector to Generate Jobs, 2012)". The Agency has not been able to validate these figures however, we note that the research conducted for the February 2020 CBI report entitled 'Fine Margins: delivering financial sustainability in UK construction' indicates that 'every £1 spent on UK construction creates £2.92 of value to the UK. The industry employs 2.3 million people directly - supporting over 3 million more indirectly - and construction activity contributes 6% of GVA'. This might suggest that the scheme is worth £146 million in the UK context. o Supporting some 100 jobs in the construction industry; o Delivery of 153 new homes towards the housing needs identified in the Strategic Plan; o The scheme includes a varied housing mix, predominantly family housing which will help to attract and retain the economically active population through the provision of housing accommodation which supports the vision within the Isle of Man. In respect of the Economic Strategy, the scheme delivers: o 39 affordable houses which will cater for all 20 people of those on the current Register for First Time Buyers in the North area; o Community uses including two local convenience shops, a community hall and nursery unit which will provide day to day essential services and create approximately 15 jobs; o The provision of a nursery will provide childcare which will help to remove barriers to employment; o Provision of land to accommodate a future two-form entry primary school to be delivered by the Department of Education which would support the Island's education infrastructure; o Provision of publicly accessible open space on-site; o Provision of over 3ha for habitat enhancement situated to the east of Royal Park; o Additional household expenditure to support the local economy. The scheme delivers a low carbon development through the provision of highly energy efficient buildings that are highly insulated with air source heat pumps, roof mounted PV panels and EV charging infrastructure which the Business Agency therefore considers that these proposals go some way to 'considering how our Climate Change commitments can inform and positively influence our economic growth, opportunities and stability over the long term'. In conclusion, the Business Agency reiterates its support for these proposals which it considers maximises the development of a site designated for residential development, thereby directly delivering aspects of the Island Plan and Economic Strategy and the Built Environment Reform

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Programme, released in July 2022 by the Cabinet Office, which seeks to improve infrastructure and services, specifically Housing, with +1,000 additional homes occupied by the end of the parliamentary term. I am grateful for this opportunity to offer the Business Agency's comments and support for this scheme and trust you find them of use." 5.0.11 Manx Care -Executive Director of Health Services comments (19.02.2024); "...In terms of dental provision, there is only one NHS dental provider in Ramsey which is Smile based in RDCH who are currently unable to fulfil their NHS contract due to dentist recruitment issues. Given we have no additional identified funding for provision of NHS dental services in the north (or indeed anywhere on island), the construction of additional properties in the north will place additional demand on the local NHS dental services which we will struggle to accommodate based on our current budgetary allocation."

5.0.12 DOI Highway Services Drainage (17.04.2024); "...We are now satisfied that the surface water drainage system serving the highway within the proposed development is satisfactory.

Recommendation: The proposed surface water system meets our highway drainage requirements and in this respect the highway within the development is suitable for adoption under Section 4 of the Highway Act 1986. Please note that this recommendation does not guarantee adoption as there are other criteria to be met before this can occur. If the Applicant wishes to enter into a Section 4 agreement we recommend that they discuss this with our Highway Asset Management Team who administer the adoption process. Ideally this should be done prior to the determination of the planning application as any amendments required to the highway layout post planning (if approved) might need to be resubmitted to them for approval."

5.0.13 Department of Education, Sport & Culture comment (01.05.2024); "Education capacity in Ramsey. Primary The planning site is in the catchment of Bunscoill Rhumsaa primary school. This school is within capacity with a current 23/24 roll of circa 461 (including SPC unit) compared to our stated mainstream capacity of 566. The school was designed to accommodate future extensions to increase capacity when needed, at both ends of the junior building wings - this could increase capacity to circa 650. As you are aware the application includes provision for the siting of a new primary school. I can confirm this site identified appears suitable for the development of a one or two-form entry school. Whether we move forward with enlargement at Bunscoill Rhumsaa to meet future additional demand or a new school provision at this location, will be a decision for the Department in the longer term, depending on educational policy, the extent / location of future residential development in the town, and funding. Secondary The planning site is in the catchment of Ramsey Grammar school. This school is running at capacity with a current 23/24 roll of circa 991 (including SPC unit) compared to our stated mainstream capacity of 943, which has been increased through the provision of mobile classrooms to 978. Whilst the existing east and west sites are constrained by the main Lezayre Road to the front, existing residential to the front and sides, and the golf course to the rear, and we do not wish to see any future reduction in external recreation space, there are development opportunities at both sites. There are extension infill opportunities, and potential to increase density by two storey accommodation rather than single as existing, which could enable the capacity to grow to circa 1200 / 7-form entry. Our requirement to grow the school capacity is identified within our Strategic Needs Impact Assessment (SINA), as submitted to Treasury. IOMG / Treasury must support such new educational development (and staffing / revenue implications) , if new residential development is be approved / progress at this site (and other

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sites in the town / RGS catchment), in order that we can accommodate the existing and arising educational needs." 5.0.14 Forestry, Amenity and Lands Directorate comment (09.05.2024); "The application involves the removal of two category B sycamore trees. This would usually result in an objection under the Tree Protection Policy, in this instance, however, we will be withholding our objection due to the scale of the mitigation proposed, and the limited contribution the trees make to the landscape due to their limited size and age. If this application is approved, I recommend that a detailed planting plan including species of trees, size at the time of planting, planting methodology, and aftercare plan, is requested as a pre- commencement condition, as well as adherence to the tree protection plan that has already been provided." 5.0.15 Comment's were sought (19.02.2024 & 18.04.2024 & 29.04.2024) from Manx Care (regarding GP's capacity); however no response was received.

5.0.16 A number of private representations have been received from the following addresses who have objected to the application: o Greenbank, Bride Road, Ramsey (27.07.2023 & 08.11.2023 & 27.03.2024); o 12 Ormly Avenue, Ramsey (06.07.2023); o Pendle, 5 Brookfield Avenue, Ramsey (21.07.2023); o 36 Cooil Breryk, Ramsey (22.07.2023); o Meadow View, Andreas Road, Dhoor, Lezayre (23.07.2023); o 6 Thornhill Close, Ramsey (24.07.2023 & 26.07.2023); o 47 Lezayre Park, Ramsey (23.07.2023, 09.11.2023 & 28.03.2024); o Woodland, Grove Mount West, Ramsey (14.07.2023 & 08.03.2024); o Elleray, Bride Road, Ramsey (24.07.2023, 03.11.2023, 03.01.2024 & 25.03.2024); o Fasque, Andreas Road, Ramsey (07.11.2023, 26.07.2023 & 28.03.2024); o 2 Ormly Avenue, Ramsey (27.07.2023, 09.11.2024 & 28.03.2024); o Thie Y Vollan, Bride Road, Ramsey (28.07.2023, 13.11.2023 & 30.03.2024); o Fair Isle, Bride Road, Ramsey (07.11.2023, 25.03.2024 & 26.03.2024); o Thie Mooar, 9 Grand Island, Ramsey (03.04.2024); o The Coach House, Bride Road, Ramsey (17.07.2023 & 18.07.2023); o 6 Summerland, Ramsey (25.07.2023); o 1 Croit Ny Kenzie, Andreas (27.07.2023); o Brackney, Bride Road, Ramsey (24.07.2023); o 53 Royal Park, Ramsey (06.07.2023); o Anchor Down, Bride Road, Ramsey (26.07.2023 & 07.11.2024); o 40 Royal Park, Ramsey (27.07.2023); o Ballacarberry House, Andreas Road, Dhoor, Ramsey (27.07.2023 & 08.11.2023); o 8 Princes Road, Ramsey (27.07.2023); o 80 Greenlands Avenue, Ramsey (27.07.2023); o 17 Rheast Mooar Close, Ramsey (28.07.2023); o Penryn Lodge Apt, St Olaves Close, Ramsey (07.07.2023); o Vollan Garden, Bride Road, Ramsey (26.07.2023); o Rostherne, Bride Road, Ramsey (28.07.2023 & 10.11.2023); o St Bridgets, Bride Road, Ramsey (28.07.2023 & 31.07.2023) - included a petition; o 122 Royal Park, Ramsey (31.07.2023); o 45 Royal Park, Ramsey (02.08.2023); o Shearwater, The Dhoor, Andreas Road, Lezayre, Ramsey (27.10.2023); o Wavertree, Ormly Avenue, Ramsey (14.07.2023); o Ormly Hall, Bride Road, Ramsey (17.07.2023); o 117 Greenlands Avenue, Ramsey (20.07.2023); o Ballakesh Farm, Lhen Road, Bride (20.07.2023); o The Haven, Dogmills, Ramsey (20.07.2023);

5.0.17 Full details of the comments can be viewed on the Planning Departments website. The main objections/concerns are;

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o Flood concerns, namely to the properties which run along the south boundary of the site along Bride Road; o Highway safety matters, give to the increase in vehicular traffic caused by the development on already congested roads; o Impacts upon existing Doctors/Dentist services which are at capacity; o Site has been de-zoned by the Draft Area Plan for the North and West; o The development will have an adverse visual impacts to the area and out of keeping with the character of the area; o Impacts upon the ecology/wildlife in or around the site by the development; and o Loss of agricultural land.

5.0.18 The following are summarised comments/statements made by local residents; o Disturbance by construction; o Concerns of additional traffic generate by school and new dwellings; o Loss of wildlife; o Flooding concerns due to high water table in area; o Impacts upon amenities due to loss of privacy, light, dark skies and impacts upon our visuals; o Loss of lights due to new landscaping; o Proposal would result in loss of biodiversity, increase light pollution and compressions the Dark Sky's site at Mooragh Park; o The density of the development is extremely extreme, equating to 400+ additional people and 200 to 300+ extra cars; o What guarantees will there be though that the new owners don't dig out the existing plants in favour of 'more attractive' / maintainable/ private hedges or fences; o It also doesn't seem right that developers can say they are "mitigating" the ecological impacts of one site being ruined, by planting some wildflowers in an entirely different location; o There are significant flooding issues and high water tables in the fields throughout the year, causing flooding into our neighbours gardens and onto the roads. Residents of Royal 9 of 15 Park are also experiencing flooding problems in their brand new Hartford Homes gardens, as are property owners in Ormly Avenue; o Can our small local fire service cope if there were to be a large-scale fire; o Bride Road (and Bowring Road) is already extremely busy with traffic especially at peak times, including work/school commutes and weekend traffic/ HGV traffic to the amenity site and existing building sites, which already makes it difficult to get out of/into our drive; o If the development is given the go ahead, how far into the distant future will the 'community/ recreational facilities' actually be created? They are planned as Phase 4 of 4; o Are they suggesting that the proposed Open Spaces are going to be usable? It seems they are in the most floodable and marshy areas of the fields; o A cantilever bus shelter proposed immediately opposite our home, in lieu of the current inconspicuous bench and flagged bus stop. This would negatively impact our visual outlook and increase the potential disturbance from antisocial behaviour and noise; o The new, second bus stop that is proposed opposite the first, on the northbound carriageway adjacent to our next-door neighbours' home, is also of concern. Having two bus stops so close to each other will inevitably cause traffic issues and safety concerns at what is already a difficult junction to manoeuvre; o As Bride Road will become sandwiched between several large housing estates - Ormly Estate, Royal Park, and the new proposed 'Vollan Fields' development - should it not have its speed limit reduced to 20mph and with traffic calming measures added; o The Stone Bridge on Bowring Road isn't subject to a weight limit. There is therefore no restriction or control on HGV movements or the number of light vehicles, i.e. cars, that can cross the bridge and structural concerns; o Will there be sufficient parking in the town for the extra vehicles attending the GPs, dentists, pharmacies, vets, supermarkets, primary and secondary schools, and shops; o Can the town's social facilities (infant school, primary school, secondary school, nurseries, hospital, GP surgery, dentists, pharmacies, vets, supermarkets etc) and local

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amenities/utilities (waste collection, amenity site, drainage, sewerage, water supplies, 12 of 15 electricity, fibre etc) genuinely cope with this additional level of population; o The lower Milntown proposal 20/010801/B was recently dismissed at appeal for the following reasons, which surely also apply to this proposal for Vollan Fields; o there are a number of eye-sore brownfield sites and derelict buildings in Ramsey and the North that should instead be the first to be developed; o The 2021 census showed a high property vacancy rate of 16% of existing housing in the town; o The Cabinet Office's draft area development plan for the North and West proposes removing the Vollan Fields as an area for development altogether; o Fields are used for grazing of cows and sheep and once built on will be lost forever; o Government is concerned that our Island should produce as much as possible for us to be self-sufficient; o Should build on existing brown field sites first; o Our roads are a disgrace and for emergency services to have access to properties will be a struggle due to the increased traffic; o The road to Bride is already busy with heavy traffic heading to the amenity site; o The roads around this proposed development have not changed and they are still country roads with one lane in and one lane out of Ramsey; o These roads have blind corners and twisting country lanes and are an accident waiting to happen both on Bride Road and Andreas Road; o It seems we are already to lose more the green lungs which make our town pleasant to live in; o A new dwelling directly adjacent to our property which will completely remove our view from the living quarters, will potentially impact our right to light and our privacy; o It is understood that nobody has a right to a view, however, it is rather inconsiderate to block off an outlook from an existing living space; o The development proposal appears to be a mass of standard traditional housing which we appear to be accustomed to with no foresight to modern building techniques to assist with blending the properties into the landscape; o The proposed houses on Bride Road in particular are completely out of keeping with the character of the area; o The Vollan Fields are not included in the North West Plan for development and the North West public consultation strongly suggested that the Vollan Fields are to be de-registered for any form of development. We suspect this would be in relation to the immense damaging impact on fine agricultural land, biodiversity, its unsuitability for development due to very poor ground conditions, a road network which is unable to accommodate additional traffic, inadequate infrastructure and the destruction of a stunning landscape which are all points detailed further in our objection; o We highly suspect that the developer is attempting to expedite planning before the plan is passed. We would respectfully ask that the Planning Committee takes the fundamental reasons for exclusion of the Vollan Fields from the plan into its consideration; o Some residents on Bride Road that live next to the Vollan Fields are elderly. The impact it will have on them is unthinkable; o The proposal is urban sprawl with high density housing which is a very unwelcome intrusion on the Manx countryside and the areas ecological system; o The 'Vollan Fields' were zoned as residential in the 'Ramsey Local Plan 1998' and perhaps we are better positioned to recognise the damaging effects these large developments have on our environment than we did back then. Just because it was zoned 25 years ago shouldn't necessarily determine the outcome of the submission as a foregone conclusion; o The Isle of Man is the only entire jurisdiction in the world to be designated as a UNESCO Biosphere Reserve; o Large scale developments that destroy the countryside contravene the strategy to protect biodiversity, especially those that are unjustified; o There will be a devastating effect on the areas ecology and wildlife;

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o The 'Preliminary Ecological Appraisal' advises at Clause 4.20 that Starling and House Sparrow were recorded which are coded medium conservation status and Herring Gull, potentially roosting, which is a red coded high conservation status; o There are two registered Rookeries which have been present for a long time, one at Ormly Hall, Bride Road and one next to the Vollan Fields at Grest Farm; o Proposal is contrary to IOM Strategic Plan Policies; o The existing drainage in Bride Road is at capacity and evidently unable to withstand pluvial flooding events; o There is nowhere for the huge amount of field surface water to be discharged and it is no exaggeration when describing the volume of water as enormous; o Due to the extreme amount of water, the field banks have previously 11 burst, flooding Bride Road; o There is a very serious concern that the existing properties which bound the site would end up flooded, especially as it became more developed because the water table will rise and also direct water towards the houses on Bride Road; o The fields are absolutely saturated and simply unsuitable for any form of construction; o The recent Royal Park development by Hartford Homes has sold properties which are now experiencing flooded gardens and in some cases are unusable. This is not what anybody expects when purchasing a supposed premium home; o Our property does not have a rear boundary wall, only a fence so it is a concern that we would be highly exposed to flooding; o The trial pits appear to have evaded locations of serious flooding, in particular the locality of a property known as 'Fair Isle' which experiences severe flooding events; o The 'Site Hydrology and Flood Risk' statement dated 29th March 2023 submitted with the application is alarmingly dismissive and clearly hasn't captured or appreciated the serious flooding issues that exist in the area; o Existing Bride Road services would therefore be reliant upon disbursing a significant amount of surface water, especially as the water table rises, which is already at capacity despite other catchment areas within the proposed development; o Contrary to Environment Policy 13; o The Bride Road junction which exits onto the Andreas Road has a very poor visibility splay from the right and is especially difficult when turning right to head towards Andreas; o The majority of homeowners use their cars on a daily basis and to expect people to cycle or walk in inclement weather, long distances, school drop offs and collections, transporting goods and shopping is inappropriate and wishful thinking;' o Development is not therefore essential and there is an abundance of properties available on the marketplace; o The proposed Poyll Dooey development by others which is at planning stage includes 207 new homes in the centre of the town. Both developments combined would create a minimum of 360 new homes and potentially over 600 more cars using the already congested roads; o Concerns of heat pump noise; o Contrary to Environment Policy 14 due to loss of agricultural land; o An increase in traffic using the town's road network is only going to increase congestion beyond that already experienced and the probability of more accident; o The bus stop is so close to the Ormly Avenue junction, it impedes visibility to the left whilst exiting onto the Bride Road when buses are stationary. The bus stop is simply very poorly positioned and needs to be considered for relocation elsewhere; o doesn't comply with the 'Manual for Manx Roads' at clause 5.1.52 where it states 'Bus stop locations should be included in the road safety assessment process to ensure the location of the bus stop does not create a road safety risk to 'other traffic'; o The queues to eventually progress through Parliament Square at peak times is significant which often starts at Bowring Road; o It is suggested that a development of 153 new houses will result in a forecast 'negligible queuing increase'. It is unclear how the introduction of a further significant amount of vehicle users is going to result in a negligible impact when the road network is already at capacity;

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o Bride Road is already busy as it exists and there is also daily hauliers using the road to access the 'Wrights Pit' at the Point of Ayre and farming machinery in relation to local farms. The level of extra traffic generated is a serious concern; o The i-Transport proposals do not comply with the Isle of Man Strategic Plan 2016; o The i-Transport report is misleading and suggests that the additional traffic will have minimal impact; o The North West Plan downgrades this area for development which will have a significant impact in the volume of and nature of vehicular movements at site level or on the local or wider highway network affecting key junctions which may already be congested; o The North West Plan downgrades this area for active travel because the site is located more than 1km cycling distance from an active travel link; o There is already a traffic congestion issue at the two schools on Lezayre Road; o The speculative figures in the i-Transport are just that and seem rather conservative; o Vagueness with regard to construction traffic movements and how it would impact existing residents; o Judging the many issues, it is our opinion that representation from i-Transport hasn't visited the site, which we consider of upmost importance, to fully appreciate the enormity of the overall infrastructure requirements. The proposals have likely been developed 'off plan' only. If the site and the town have been visited then it has been totally misunderstood; o In essence, it is the local public which experience the existing issues on a daily basis and it is their first-hand knowledge which should therefore take precedence. The 'i-Transport' 17 report has been produced by a company located off the island and it is therefore not going to be conversant or appreciative of all the issues encountered by the locality; o Our neighbours had to call out the MUA on Wednesday 28th December 2023 to pump away flood waters from their garden due to the severity of the water levels which impacted on their sanitary appliances; o The area has experienced severe flooding issues over the Christmas period. The ground is saturated to the point that there is nowhere for the water to go and the existing drainage system is completely overwhelmed; o the 'BB Consulting Engineers' 'Planning Statement Relating to Drainage' Issue 3.0 dated 25.04.2023 which advises that the calculations for the outflow of foul water is within parameters of the existing drainage system of the area. This is factually incorrect as demonstrated in the images within this document; o The MUA has checked the main drain and there are no blockages which would suggest that the existing drainage system is simply overwhelmed and unable to withstand the current volume of water as a result of a high water table. The proposals do not include for any replacement of the drainage infrastructure which appears to be inadequate; o The drainage system is connected to the Mooragh Park pumping station which doesn't operate, as expected, during high water which is one potential reason the water is building up in the area. If another 153 homes are to be linked into the existing system from this proposed development alone, it simply won't cope; o The proposals haven't taken into account the seriousness of the situation and the Engineers suggestion that the existing drainage capacity is sufficient to withstand a further 153 properties is alarming and very worrying; o Since the Royal Park development, properties which didn't flood are now flooding. Our neighbours had to call out the MUA on Wednesday 28th December 2023 to pump away flood waters from their garden due to the severity of the water levels which impacted on their sanitary appliances; o We refer you to the 'BB Consulting Engineers' 'Planning Statement Relating to Drainage' Issue 3.0 dated 25.04.2023 which advises that the calculations for the outflow of foul water is within parameters of the existing drainage system of the area. This is factually incorrect as demonstrated in the images within this document. The drainage system is not capable; o The North West public consultation did in fact strongly suggest that the Vollan Field area be de registered from any form of development. The NWP for reasons unknown still remains a 'draught' document;

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o Development on the existing site will eliminate open spaces and important landscape settings at what is a beautiful location; o The ground soil in this location at present can support high levels of crop growth; o Perceived population growth on the island is speculative at best and has not yet occurred; o A number of similar properties of the type suggested by this development remain unoccupied and for sale in the Jurby area; o Reduced health care needs, there is already a clear lack of doctors and dentists on the island and in terms of the North, the Ramsey Group Practice is already operating at full capacity; o The design of the proposed properties. They are all modern in design and appear to be of a bland and repetitive style; o It is clear to us that the developer is attempting at this early stage to mitigate against a serious noise issue at the location. Any potential buyers will be subject to sever noise pollution from this business; o The noise emissions from properties with air source heat pumps installed; o The potential loss of this agricultural land would contravene The Isle of Man Strategic Plan 2016 and the Environment Policy 14; o We are of the opinion that despite several communications made by other residents opposed to this development to Manx Utilities and the IOM Government Flood Hub they still do not grasp the very real and serious issue of flooding on the Vollan Fields site; o On the amended plans (as we have interpreted them) there is now to be a Detention Basin in the location of the field. Oddly enough on the exact site where the field regularly floods during high rainfall periods. They also classify this land as 'seasonal wetlands'; o It is worthy to note at this point that in the BB consulting report - dated 9th Feb 2024 an Addendum to site Hydrology and Flood Risk' - it highlights that the proposed drainage system and associated gullies are reliant on good and effective maintenance; o In the Ramsey Local plan - Clause 3.6b (c) states the use of low density housing only. From the plans submitted by the developer, this is a high density estate, with little room between the proposed properties. This isn't in keeping with other properties within the area; o This planning application isn't required in Ramsey and would be a blight on the character of the historic and beautiful landscape in and around the Vollan Fields and Bride Road areas; o We cannot see how the proposed building of 153 homes and as suggested (by the i- Transport report) an extra 395 vehicles WILL NOT adversely impact on a local transport network that is already congested; o we believe the contents of the 'i-Transport' report are misleading and optimistic at best- undertaken and produced by a company (with respect) who do not understand the complexities and issues on the Isle of Man, in particular within the North of the Island; o the developers have failed to consider this with the proposal of 5 dwellings on the Bride Road elevation, next to the property Elleray, which will clearly overlook our main living area and garden taking away any privacy that we have; o It's a concern to all residents the impact of the flooding and how it could increase when 153 homes might be developed on the site, how will the rainwater runoff and where to; o The Bride Road is already a very busy road, for commercial vehicles as well as cars, lots of which travel at speeds above the 30mph limit. It is a reasonably accurate average to assume that each new house will own two vehicles meaning that this development could potentially bring a further 306 vehicles to the area; o The proposal of a school and small shops comes across as a bit of a red herring to us. It is quite often that this type of suggestion is thrown in to appease the planning department but quite often they never actually materialise. Why is another school required when the existing schools don't seem to be at full capacity and if it did get built where would the teachers come from, there is already a shortage of staff for schools on the Island; o Regardless of however many "mitigations" are put in place we feel that they will in no way compensate for the total destruction of habitat and feeding grounds of the many birds, bats, frogs, lizards etc that use these fields;

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o In the draft north and West area plan Vollan Fields RR006 were showing as de-zoned for development due to poor drainage, Visually intrusive; o The volume of field surface water is enormous, leaving no place for proper discharge. This results in the formation of a lake near the property during the autumn and winter months, with water flowing onto Bride Road from the access gateway during heavy and prolonged rainfall. The field banks have previously burst due to the excessive water, causing flooding in Bride Road; o We note that as a result of the Noise Assessment report, mechanical ventilation is proposed for 21 dwellings in an attempt to reduce noise levels. We wonder if the future owners of these 21 dwellings are expected to not make use of any outside areas or their own gardens during the summer months, which is usually one of our busiest periods? In our opinion, installing mechanical ventilation just highlights that there is a noise problem and for Hartford Homes to want to locate houses and education so close by shows disregard to future home owners and pupils; o Because of noise from barking, boarding kennels are more appropriate in rural than urban locations. It is staggering that such a large development of houses and education should be contemplated immediately adjacent to our kennels; o A recent residential development at Grand Island is already causing a significant impact on our Day Care business because of alleged unacceptable noise levels and we are very concerned as to the viability of our business if planning approval is given at Vollan Fields; o please consider the impact that the influx of new residents (500+?) and vehicles (200+?) will have on the already pressurised infrastructure and amenities of our beautiful town; o The houses will not be affordable for the first time buyer; o It is questionable if this site visit period over one visit, 50 minutes at midday was adequate for an accurate and conclusive audit for this development as it will not take into account traffic outside of this 50 minutes or other periods of the year. Please note the Civic Amenity Site is closed daily during this period and also is outside of school opening and closing hours; o The contractor has proposed measures to mitigate some of these flood issues and one concerning proposal is to construct a 600mm high bank with hedge over to one of the properties which is two properties away from ours. Surely this will move the problem to another area and possibly towards our property. This indicates the developer is aware of the issue but has failed to treat the problem at source and damages any confidence we have in the developer to consider us within their development plans; o There is a large rookery adjacent to our property and another rookery nearby at Grest Farm. These birds are regularly seen in these fields and are known to feed in these fields; o We regularly see the various species of wildlife mentioned in the ecology report within the fields with some frequently visiting our garden including bees and bats; o The level of the site is rising in height significantly as it distances from our property indicating the floor levels of the proposed properties will be much higher than the floor level of our property. The proposed property types adjacent to our property have living arrangements at the rear which are facing our bedrooms. This will impact on our privacy; o The proposal that the developer has submitted for planning approval clearly does not include an appropriately landscaped soft northern edge to the Town; o Currently there are not the jobs within the Ramsey area to support the number of residents of the proposed development, and we would submit that the reality is that most of the residents would have to travel to Douglas for their employment; o The applicant also makes great play of persons walking or cycling into Ramsey. We know, as cyclists, that the journey up or down Bowring Road can be daunting to any pedestrian or cyclist due to the large number of very large HGVs using this road to access the industrial areas of the Andreas Airfield, along the Andreas Road, and the pits at the Point of Ayre, along the Bride Road; o We would say that the fields in question are currently not designated for future development in the draft North and West Area Plan. The applicant has also not shown within their application that there is an overriding national need in land use planning terms which outweighs the requirement to protect these areas. There are also suitable alternatives available

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and brownfield sites that could be utilised for building in the future, both in the North and Island wide; o We also note that in drawing ITB17390-GA-001, showing the position of the relocated 30mph signs, it shows the signs as derestricted when heading out of Ramsey. They are in fact 40mph and were changed to that speed limit due to a campaign from the residents of The Dhoor objecting to the large number of vehicles speeding through the area; o The completed development would bring more noise, a loss of privacy and an uninspiring view of a large housing estate; o My garden gets standing water in it during the winter months this is getting progressively worse, this is not due to water running directly off the field, so I believe it must be due to the high and rising water table, as I have a solid wall with field; o A bund has been suggested for my neighbours but does not extend to mine; o The report appears to have not taken a great deal of notice of resident's concerns, in the original representations, which I find concerning; o I have spent time in a property on the Bride Road that backs onto the fields for the site of the proposal and they are massively waterlogged in the wetter months. It looks like there are large ponds in the fields. I find it ludicrous that the plans state there is no issue with standing water/flooding, especially as on the IOM Flood Hub Map indicates that the field has medium likelihood for standing water; o I object to the proposal to "enhance" the habitat in that field and field reference 135140 I object because there is no information given about the future management and control of those areas. There is no information regarding who will take responsibility of the maintenance and up keep of those areas. At the moment the fields are used and zoned for agricultural land and actively managed by the owners/ farmers. The proposal to turn these agriculturally managed areas into some form of wild wilderness is likely to give the appearance and impression that these areas are abandoned and that in turn is likely to encourage anti-social behaviour and disruptive occupation of the area which is currently not used or occupied in any way that is disruptive to the neighbours; o The proposal to "enhance the environment " of the two fields is nothing more than green washing and an attempt to justify a higher density of development in the proposed housing development area; o Would it not be better to make concentrated efforts to regenerate the centre of Ramsey itself, with government sponsored initiatives to refurbish existing buildings, or build in the gaps caused by demolition of previous buildings, keeping a lively and healthy central hub, rather than extending ever outwards; and o Large Developers should be made to use brownfield sites and provide truly affordable homes.

6.0 ASSESSMENT 6.1 APPROACH TO ASSESSMENT 6.1.1 Given the land-use designation and the type of development the following elements are relevant to consideration in the determination of this application: (a) Principle of development; (b) The potential impact upon the visual amenities of the area; (c) Potential impact upon neighbouring amenities; (d) Potential impact upon highway safety / parking provision / travel options; (e) Potential drainage/flooding issues; (f) Potential impacts upon ecology; (g) Affordable housing provision; (h) Public Open space provision; (i) Impact upon public services; (j) Environmental Protection issues (noise); (k) Loss of agricultural land (EP14); (l) Climate Change/ UNESCO Biosphere Status; and (m) Archaeology

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6.2 PRINCIPLE OF DEVELOPMENT (Strategic Policy 1 & 2, Spatial Policy 2 & 5, General Policy 2, Housing Policy 1, 2, 3, 4 & 6, Business Policy 9 & 10, Community Policy 1, 2 & 5 AND RAMSEY LOCAL PLAN 1998 - "I. Vollan Fields & B. Ormly Hall")

6.2.1 The first and one of the main issues relating to this application is the principle of development on this site, namely residential, education purposes (primary school) and community uses, together with enhancement of existing habitat on land to the east of Royal Park.

6.2.2 The Ramsey Local Plan has been adopted since 1998 and is currently the only extant adopted local plan and forms part of the Development Plan with significant planning weight.

6.2.3 Since the adoption of the Ramsey Local Plan, the Isle of Man Strategic Plan has been adopted (June 2007 & 1st April 2016). Within this document Strategic Policies 2 & 5 require that new dwellings/employment/services be located within existing sustainable settlements. Spatial Policy 2 also indicated that outside Douglas development will be concentrated on a total of five Service Centres to provide regeneration and choice of location for housing, employment and services, one of these service centres is Ramsey. The "main development site" is shown within the "Local Plan Boundary (Ramsey Town)" under Map No. 1 (north) forming part of the adopted Ramsey Local Plan.

6.2.4 In terms of housing need, more recently the update to the Isle of Man Strategic Plan 2016 (updated) has been undertaken and adopted, which identified that a total of 770 new dwellings are required to be provided between the years of 2011 to 2026 in the north of the Island alone. Given Ramsey is regarded as the main Service Centre in the north of the Island, it is reasonable to consider the majority of these dwellings are likely to be provided in Ramsey, especially given designated residential land is still available under the Ramsey Local Plan which was adopted in 1998. It is also noted that the two other sites within/boundaries of Ramsey have recently been refused (22/00679/B is currently at an appeal & 20/01080/B was refused at Appeal) which would have provided a total of 343 residential units (dwellings and flats). The current site (8.4ha) is the largest site designated for development, with the remaining sites (some brownfield sites) not of a size to accommodate the level of development proposed. Some have current extant planning approvals, while some have either expired approvals or no planning history. These are; o Premier Road (0.3 ha) - Approval for eight townhouses PA 22/01340/B (S13 outstanding);

o Thornhill (0.8 ha);

o Andreas Road (1.6 ha) - To west of current application site and shares same Development Brief within Draft Written Statement

o Former Albert Road School Site (0.39 ha) - Approval for multi-purpose building containing three units of commercial use (Classes 1-4), offices, four apartments and three townhouses with associated parking and access PA 16/01103/B (now expired);

o Adj Collins Lane West Quay (0.03 ha) -Approval for approval in principle for the erection of a four storey apartment block PA 23/00446/B;

o Former Car Show Room site West Quay (0.23 ha) - Approval for Erection of a building to provide retail and office space PA 21/00585/B; and

o Plots either site of East Street (0.07 ha).

6.2.5 The Cabinet Office on a year basis undertakes a "Residential Land Availability Study" which looks at planning approvals and land monitoring, the latest of which runs between 2001

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and April 2024 (soon to be published at the time of writing this report). The Department has sought comments from Planning Policy Team (Cabinet Office) to advise on the number of dwellings that would be need and they have advised 84 units are still required to the North of the Island up to 2026 to meet the Strategic Plan housing target of 770 units. While the proposal would accommodate 153 dwellings and therefore an overprovision, albeit it is noted that it will likely take a number of years (applicants have indicated the site would likely take 2 to 3 years) for these be developed in full. Accordingly, it is reasonable to consider that this over provision is not unreasonable at this time.

6.2.6 As outlined previously the Ramsey Local Plan indicates that the "main development site" is designated as "Mixed Use - Vollan Fields - I" and that this is zoned for residential development as part of an area of mixed use as well as light industrial use to the eastern part of the site, which is presumed (not indicated on maps) to be the area which is proposed to accommodate the new primary school under this proposal.

6.2.7 On this point the applicants comment;

"It is noted that the eastern part of the development area is zoned for possible light industrial use in the Ramsey Local Plan (1998). This use has been considered by Hartford Homes; however, it is not considered suitable for such use and there is no market for such in this location. Furthermore, it is considered that industrial uses on the site would not be appropriate given that the site is surrounded by residential uses." 6.2.8 The Department would share this view that light industrial uses on this site are perhaps not the ideal location for them, with land for such uses still available in Ramsey and zoned as such under the local plan, namely Gladstone Park and Poyll Dooey area. Furthermore, comments from the Department, of Education, Cultural and Sport in relation to a potential need for a future new primary school would support the need of the eastern part of the site being available for education uses. It is noted the Local Plan had indicated that part of the "Ormly Hall" and also "Poyll Dooey/Ballachrink" sites could accommodate a new primary school, but this did not come to pass, presumably at the time the Department of Education consider unnecessary. Since the Local Plan came into effect in 1998, Auldyn Infants School has been redeveloped and a new junior school has also been delivered on an adjacent site with both schools renamed as Bunscoill Rhumsaa (infants and juniors) located off Lezayre Road. However, as outlined by the representations received by the Department of Education, Sport & Culture (DESC) this site could accommodate a one or two-form entry school. DESC do indicate that;

"Whether we move forward with enlargement at Bunscoill Rhumsaa to meet future additional demand or a new school provision at this location, will be a decision for the Department in the longer term, depending on educational policy, the extent / location of future residential development in the town, and funding."

6.2.9 This element of the proposal is only in principle at this stage and no details relating to the school are known, only an indicative layout of a school, parking, access arrangement and playing fields are shown. Any future Reserved Matters or Full application would considered the details. This is only considering whether the principle of a primary school is suitable on this section of the site. It is noted that the Draft Area Plan for the North and West does not designated any sites for a new primary school in Ramsey. It is noted that where Royal Park housing development is located "Ormly Hall", there was potential provision for this area to be used fully or in part for a new primary school if this was required by the Department of Education. It is presumed that this need at the time was not required; hence the development of the site for housing only. However, there has clearly been the potential provision for a new primary school for this area since 1998.

6.2.10 On this matter the applicant's comment; "Whilst the primary school provision in the Local Plan has therefore been delivered, the rationale for the inclusion of land for a primary school is based on pre-application discussions

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with the Department of Education in October 2022. At that time, the Department of Education advised that they wished to preserve the option for the development of further primary capacity in North Ramsey, should significant further residential development continue in this catchment. The Department of Education considered that the proposed area within the development site to be reserved for a primary school to be appropriate"

6.2.11 Overall, the site is designated as mixed use and arguable a second primary school historically has been sought to serve the northern part of Ramsey and this is the last site currently designated for development which could accommodate a new primary school. Further, its location is within close proximity to "Ormly Hall" which was identified as a possible site to accommodate such provision.

6.2.12 In relation to the works to the "land to the east of Royal Park" this is designated as "Proposed Public Open Space - Ormly Hall - B". The area plan seeks that the fields in question indicates; "..this land is judged unsuitable for built development, being very open to view from off-shore and from land to the north and south; it should remain as natural, green open space, but might be used as such in association with existing or proposed adjoin used;". Again it is considered the proposal for this area for habitat enhancement would comply with the land use designation.

6.2.13 A number of local residents have rightly question whether the new Draft Area Plan for the North and West should be considered as part of this assessment. This is a common question when a new area plan is being prepared and a current live application is in the process of being determined. As outlined in section 4.4 of this report, the Inquiry is into the Draft Plan as published in June 2022 and the proposed modifications represent Cabinet Office's current position which is to zone the land for residential uses for the Inspector to consider, hence why the later area plan maps say they are indicative and don't replace the Draft Plans published in June 2022, which proposed de zoned the land for development.

6.2.14 As the Area Plan is still at a draft stage and is potentially likely to change given the following steps are still required to be undertaken, which include; o Public Inquiry (July 2024) where an Independent Inspector will hear evidence and make recommendations to the Cabinet Office; o the Cabinet Office can then make modifications (taking the Inspectors recommendations into account or not); o Any additional modifications will be published by the Cabinet Office for persons to comment further; o The Cabinet office will finalise the Area Plan for adoption; and o The Area Plan is submitted to Tynwald seeking it to be adopted (could be refused).

Accordingly, until the Area Plan is adopted there can be no planning weight attached to the Draft Area Plan for the North and West at this stage.

6.2.15 The extant Area Plan is the Ramsey Local Plan 1998 and it is considered the proposed works of residential, mixed use (neighbourhood centre) and a new primary school would all comply with the relevant land use designations. Accordingly, as with other recent approvals for new housing in the North of the Island recently (Jurby, Andreas & Sulby), the Department must base its decision on current extant planning policy. This is not an automatic reason to allow development, as further material planning matters as indicated previously need to be considered to determine if the proposals are on the sites are appropriate.

6.3 THE POTENTIAL IMPACT UPON THE VISUAL AMENITIES OF THE AREA (Strategic Policy 1, 4 & 5, General Policy 2 and Environment Policy 42)

6.3.1 In terms of the potential impacts upon the visual amenities of the area, it is considered the "main development site" will be publically visible from a number of locations along the Bride

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Road to the south and more distant views to the northeast. Further, public views from the Andreas Road to the west and North West will be apparent. The proposals to "land to the east of Royal Park" would be publically apparent from the housing estate road Royal Park.

6.3.2 Regarding the "main development site" the fact remains the site which is currently made up of agricultural fields and therefore characterised as a parcel of undeveloped land on the outskirts of Ramsey will visually change significantly to a residential housing development and arguably will appear more as an urban extension of the settlement of Ramsey. However, visually the works will appear as an extension, which is presumed why the site was designated for development in 1998. The appearance of housing development on the edge of a settlement boundary is not new concept; this has occurred a number of occasions, specifically in this area when the new housing was constructed to the south of the site (Ormly estate/Rheast Mooar areas) and west (Clifton Drive/Thornhill areas) a few decades ago and the Royal park (Phases 1 & 2) in more recent times to the south of the "main development site". It would clearly have been considered and accepted that designating this land for development would consequently change the character of the existing agricultural fields to housing development; albeit this is not an automatic reason to approve the application and it still needs to be considered whether the visual impact is appropriate.

6.3.3 In terms of housing density, the areas proposed for housing, community uses and roads amount to approximately 9.1 ha and therefore the net density is approximately 16.8 dwellings per hectares.

6.3.4 In terms of the density of the application site and that of the surrounding housing developments it is important to note the guidance within the Residential Design Guide 2021. This indicates that: "Land is a finite resource and it is important to strike a balance between the need to make best use of land (i.e. by maximising densities, so that as many dwellings as possible can be provided on the least amount of land thus reducing the need to develop new areas) and the need to make sure that new developments are attractive and fit-for-purpose. The Site Assessment Framework for the Area Plan for the East contained broad assumptions about typical densities for different locations and types of developments, and these can provide a helpful starting point. However, these should not be taken as targets. In reality, the development that takes place may be of a higher or lower density and, as determined by the context of the site and/or the location." 6.3.5 The Residential Design Guide (RDG) indicates that: o Very high density about 100-450 dwellings/hectare Promenade or very centre of town development (typically apartments); o High Density about 40-100 dwellings/hectare (Town centre typically apartments or terraced housing; o Medium Density 15-30 dwellings/hectare (large sites close to the settlement centre, typically estates incorporating different dwelling types including some apartments and terraced housing; o Low 5-10 dwellings/hectare (larger sites towards the edge of settlements, consisting mainly of houses and bungalow with relatively few apartments or terraces; o Very low 2 dwellings/hectare (houses set in parkland by substantial grounds. 6.3.6 As outlined previously, the application site would represent 16.8 dwellings/hectare. The proposal would therefore be considered on the lower side of a "Medium Density" development. 6.3.7 While the Draft Plan has no material planning weight at this stage, it is noted that the "Built Environment Proposal 3"and the "Development Brief" for the site indicate that the application site should have a minimum density of the net developable area of 35 dwellings per hectare of the net developable area. For information the definition of "net developable area" within the Draft Area Plan is; "The net developable area excludes all areas for community uses, open space, landscaping, highways or uses other than residential but includes private gardens and shared internal spaces."

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6.3.8 Using the above definition of net developable area in terms of what areas of a site can and cannot be included in the calculation the site equates to 30 dwellings per hectare. On this point the applicants comment (email dated 08.05.24); "In response to your question, based on the new definition in the Draft North & West Area Plan, the density is approximately 30dph so the proposals are therefore broadly compliant with draft Built Environment Proposal 3. However, we don't understand why the Draft Plan is proposing a new net density definition and we are concerned that draft Built Environment Proposal 3 changes the settlement hierarchy densities provided in the Residential Design Guide. Having different guidelines in the Area Plan is going to lead to significant confusion. Ultimately, the scheme complies with the definition of net density within the Residential Design Guide and the new definition in the draft Area Plan. Therefore, the scheme complies either way." 6.3.9 The most recent planning approval for residential development in the area was Royal Park (Phase 2 - PA 16/00232/B) which was approved after an appeal for 81 dwellings. This site equated to 19.1 dwellings per hectare / 7.7 dwellings per acre. The Ramsey Local Plan indicated that this site should be "low density". The Planning Inspector when considering this matter commented accepted that; "In new housing developments one main aim in considering lower housing densities is generally to protect a locality's 'single dwelling' character and its landscape setting. Clearly, that is what the RLP seeks to do in referring to the requirement for 'low density' housing in both Phases 1 and 2 of the initially approved scheme. The density of any proposed housing development should maintain the prevailing character of the immediate area. Arithmetic compliance with any given figure does not necessarily mean that a proposal will be acceptable. The opposite is also the case in that non-compliance does not necessarily mean that a proposal is unacceptable. It is necessary to consider other criteria to assess the suitability of a scheme, including shape and topography of the site, the form of layout, spacing between dwellings, amenity and privacy and access and parking. It is generally accepted by LPAs in the UK that exceeding any density figure should only result in a scheme being rejected if demonstrable harm is caused to the character or amenity of an area. Exceeding a density figure is not usually sufficient, in itself, to refuse an application for development. In my view this is an appropriate and well-balanced approach and one that I consider should be applied in this case. Thus, in conclusion on this consideration/issue I consider that the figure of 7.7 is on the very limit of what might be considered 'low density' in this area and that it is necessary to consider the specific effects of a development of this density and whether or not it protects the locality's established 'single dwelling' character and its landscape setting." 6.3.10 It is worth noting that the recently approved development of Royal Park Phase 2 equates to a density of 19 dwellings per hectare. 6.3.11 As outlined by the previous Inspector's comments, it is important to consider not just the density numbers, but how a development would fit with the area/street scenes. Principle Viewpoints Bride Road 6.3.12 As outlined previously, one of the main public views would be from various locations along Bride Road. Currently, when viewing the site along Bride Road it is made up of Manx sod banks with landscaping in places, where views across the agricultural fields can be obtained in places. Further, this general character is broken up with the 9 residential properties which run along the northern side of Bride Road. These properties are made up of two storey semi- detached and detached dwellings and single storey detached bungalows. Drawing "Street Elevations Sheet 1 of 3" is useful in consideration of the potential impacts. 6.3.13 The proposed development includes a total of 11 dwellings which directly face towards Bride Road and will likely be the prominent features of the entire development when viewed along Bride Road. The dwelling will be made up of two storey terraces and semi-detached dwellings and also single storey terraced bungalows. The design, form, finishes and size would fit well within the street scene, especially as their front elevations direct face towards the Bride Road, with match that of the existing properties along the road, which vary in design, finishes and sizes. Towards the south-western corner of the site the area makes up the largest area of

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public open space (playing pitch) and a children play area. This layout with large open space would again help reduce the visual impact by the development from Bride Road; albeit it is accepted that views of the "Mixed Use" area will be apparent, albeit the closest building in this mixed use area would be approximately 70 to 95m away from the Bride Road. 6.3.14 The works does involve the removal of large sections of the roadside grass banking/hedgerows for the create a new accesses (vehicular and pedestrian), creation of a footpaths and ensure appropriate visibility splays for all new access. It is proposed to replace these with new native hedgerows/thicket set into the site. This will clearly have an initial visual impact to the area; albeit with an appropriate level of landscaping and/or creation of grass banking (condition should be attached for further information) it is consider the impact would be overcome in the medium term. Further, approximately two thirds of the existing grass bank/hedgerows along the western boundary would be removed/altered (to be reinstates further into the site) to create a new road access, creation of a footpath and ensure appropriate visibility splays. This will initially have a significant visual impact, albeit with new landscaping/creation of new grass banking (condition should be attached for further information) it is consider the impact would be overcome, although the loss of the existing banking/landscaping is a negative aspect of this application which weighs against it. Andreas Road 6.3.15 The main views of the development from Andreas views would be mainly when traveling from Andreas, heading towards Ramsey and passing the Grest Care Home. The north-western corner and the western boundary of the site would be very apparent from the Andreas Road at this location, again changing the character dramatically from open agricultural fields to a residential character. Further, approximately two thirds of the existing grass bank/hedgerows along the western boundary would be removed/altered (to be reinstates further into the site) to create a new road access, creation of a footpath and ensure appropriate visibility splays. This will initially have a significant visual impact, albeit with new landscaping/creation of new grass banking, it is consider the impact would be overcome in the medium term. 6.3.16 The type of dwellings which face towards Andreas Road are generally the larger two storey detached properties. A total of five dwellings (plots 88, 89, 90, 91 & 92) face towards the Andreas Road which with areas of open space/landscaped areas between the properties and the Andreas Road. The roadside frontage measures approximately 155 metres and with the siting, setback position and design/size of the properties, it would appear as a low density form of development in this section of the site. Of course, views further into the site will be apparent from the Andreas Road, namely when viewed from the new access/estate road and beyond into the site, although it is likely the five plots mentioned above are likely to be the prominent properties seen. 6.3.17 The proposed dwelling on Plot 88 (bungalow) also take into account the general building line which is formed by the existing residential properties of "Trincomalee", "Fasque" and "St Bridgets" which run along the eastern side of Andreas Road. Again the dwellings along this area of the Andreas Road are made up of various styles (single and two storey), designs, sizes and finishes. It is consider the five plots which all differ in design, would fit with the existing properties in this area and would be appropriate along the western roadside frontage of the site. 6.3.18 Accordingly, whilst there will be an impact to the visual amenities of the area over the current situation (i.e. agricultural fields); it is considered the proposals would be acceptable and comply with General Policy 2 of the IOMSP and the aims of the RDG. Views from the northeast (Bride Road) 6.3.19 When travelling from Bride Village towards Ramsey (past the Civic Amenity Site) there are potentially likely to be more distant views of the application site, albeit these would not be prominent and while there would be an increase of built development; namely the upper sections/roofs of dwellings sited to the western most side of the "main development site", the development would not introduce a significant adverse visual impacts to warrant a refusal from these public views. It is noted that from these views a large section of the site would likely be screen by existing built form (Vollan Farm/The Coach House) and existing landscaping. The proposal also introduces a 5 metre wide zone along the northern/western boundaries of the site

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to create a structure/screen planting area which would be planted within the first phase of development which in time will further limit the appearance of the new development. Secondary Viewports Views from the northwest (Andreas Road) 6.3.20 Views from the northwest when travelling from Andreas Village towards the site will generally be well screened form the site, given the topography of the land between and landscaping features between and along the roadside. Views from the south (Mountain Road) 6.3.21 Very distant views are potential from the Mountain Road (namely approaching Ramey and passing Guthrie's Memorial), albeit it is considered the development will not be prominent feature, rather appear as a urban expansion of Ramsey, blending in with the existing development to the northern parts of Ramsey. Development design/layouts 6.3.22 In relation to the overall design approach, the proposed dwellings would be a mixture of housing styles and size, including terraces, semi-detached and detached properties as well as bungalows which are generally interspersed throughout the site, to avoid single type of house design dominating a street scenes, rather have a mixture to add interest. 6.3.23 The dwellings are finishes in painted render (with differing colours), with some dwellings a mixture of the render and cladding (first floors and dormers) and stone cladding (porches or plinths), all have dark grey interlocking tiles to pitched roofs, and black coloured upvc windows/water goods/frames.

6.3.24 As outlined within the landscaping scheme, the estates road are proposed to be tree lined, with the main estate road having larger Native tree planting and the secondary estate roads with dwellings located would have smaller ornamental tree planting to the majority of front gardens. The dwellings are generally setback with front driveways and gardens and ornamental planting included to each dwellings frontage. The design of boundary fences/walls has been carefully undertaken, to ensure any properties boundary which faces towards a public highways are not just unattractive 1.8m high fencing, but with close boarded fence over dwarf rendered wall with pillars between to add interest and increase quality throughout the development. Exiting hedgerows are retained and new landscaping planting throughout the estate will result in a development with a good level of landscaping.

6.3.25 Overall, it is considered for the reasons indicated within this section of the report; it is considered the density, design, layout, landscaping and housing sizes/types all ensure the works would not affect adversely the character of the surrounding landscape and townscape and would respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them complying with General Policy 2, Strategic Policy 4 & 5 and Environment Policy 42 and Strategic Policy 1 which seeks developments should make the best use of resources by optimising the use of unused and under-used land, ensuring efficient use of sites, taking into account the needs for access, landscaping, open space and amenity standards; and being located so as to utilise existing and planned infrastructure, facilities and services. It could be considered the proposal would comply with these requirements. 6.4 POTENTIAL IMPACT UPON NEIGHBOURING AMENITIES (General Policy 2 and Residential Design Guide) 6.4.1 The residential properties potentially most impacted by the development would be those immediately surrounding the site, namely to the north, south and west of the site. To the north are Grest Cottages & Grest Bungalows, to the south are the properties to the northern and southern side of Bride Road and to the west are the properties to the eastern side to the Andreas Road. There may be other properties which may be affected by the development, albeit the properties outlined are more likely to be impacted.

6.4.2 Generally, the main issues relating to the impacts upon residential amenities are; overbearing impacts upon outlooks, loss of light, and or loss or privacy.

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6.4.3 It should be highlighted that while the concerns of loss of a views, construction impacts and loss of value to a property are wholly understandable, they are not material planning matters and cannot be taken into account when considering the application.

Properties to north of site 6.4.4 The two closest properties are Grest Cottages & Grest Bungalows, with the latter having direct views towards the northern boundary of the site/ Grest Cottage gable elevation faces the site (no windows within), albeit windows to the rear outrigger face towards the site. The two storey dwellings on Plots 92, 93, 94 would direct face towards these properties to the north. It is proposed to plant 3 trees and native shrub/bushes between the new dwellings and existing properties to the north. The existing grass banking and landscaping would also be retained. Distances of approximately between 35m to 43m would be retained between the new and existing dwellings.

6.4.5 Overall, while there will be impacts to the neighbouring properties by the development over the existing situation (open agricultural fields), it is considered given the distance the new dwellings would be sited away, the scale of development in this area of the site and existing/proposed landscaping; the impacts upon the existing dwellings would not be so significant to warrant a refusal.

Properties to the south 6.4.6 Arguably, the properties to the northern side of Bride Road which are directly adjoining the application site are most likely to be affected by the development, these totalling nine properties (Elleray, Greenbank, Thie Y Vollan, Roundhay, Vollan Garden, Erinbrae, Anchor Down, Rostherne and Fair Isle). Currently, all these properties to their northern elevation/rear gardens have open views across the application site. The dwellings Elleray and Fair Isle would also have proposed development to the side boundaries of their properties. These outlooks will dramatically change and outlooks from these properties will be contained to their own gardens only, given a total of 15 new dwellings (Plots 7 to 21) will run along the rear boundaries of these nine existing properties. These new dwellings are made up of semi-detached and detached bungalows. The new dwellings would be sited between 21m and 27m from the existing properties mentioned above (see drawing "Proposed Site Plan Sheet 2 of 3"). The proposed new rear boundaries which back onto the existing nine properties would be made up of a 1.8m high timber fence and planting of native hedgerow.

6.4.7 In terms of the potential impacts upon the nine properties outlined above, it is considered given the distance the new dwellings would be sited away (over 20m), the height of the new dwellings (single storey) and the proposed boundary treatments proposed, it is not considered the proposed development would give raise to overlooking, loss of light and/or have an overbearing impacts and it is not considered the application should be refused on this ground. Furthermore, the development to the side boundaries of Elleray and Fair Isle are considered appropriate and would not give raise to any significant adverse impacts to amenities. As outlined there will be significant impacts by the development in terms of loss of views that the owner/occupants currently enjoy; however, as outline previously this is not a material planning matter that can be consider, albeit totally understandable.

6.4.8 In relation to the properties to the southern side of the Bride Road which directly face towards the site (opposite side of road), the properties most affected would be Nrs 71 to 77 Bride Road, Nr 2 Ormly Avenue, Killiney and Reayrt-y-Chronk.

6.4.9 Nrs 71 to 75 Bride Road have views to the southern section of the site and namely have views towards the larger area of Public Open Space/children's play area. The latter would be sited approximately 43m to the closest window/property of Nr 75. In terms of the impacts to these five properties, while the character and use of the agricultural land will change to POS/children's play area and this will likely increase a higher level of general disturbance/noise by the new uses; over the existing situation, it is not consider the impact would be so

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significant to warrant a refusal. The element of the proposals which would likely impact Nrs 76 & 77 Bride Road and Nr 2 Ormly Avenue would be the five proposed dwellings located opposite these existing properties. The five dwellings are made up of a pair of semi-detached and three terraced properties, all two storeys. These new dwellings would be sited approximately 35metres from the existing properties on the opposite of the Bride Road. It is considered the distance between these properties would ensure there would be no significant adverse impacts to warrant a refusal.

6.4.10 Concerns have also been raised of the upgrade of the existing bus stop (southern side of Bride Road) which is immediately adjoining/forming part of the front boundary of Nr 2 Ormly Avenue (opposite Elleray). Currently a bench and bus stop post/sign make up the bus stop. It is proposed to install a cantilever shelter which sited on the same footprint as the existing bus stop area. This is outside the red line of the application site and such works could be undertaken now without planning permission (works could be undertaken by the DOI). However, it is considered if this did form part of the application then impact upon the amenities of Nr 2 would not be significant, namely given its modest size of the shelter and landscaping which current fronts Nr 2 which would limit its appearance.

6.4.11 The properties Killiney and Reayrt-y-Chronk which are located opposite to the eastern section of the site, would directly look towards a total of six new dwellings, made up of three terraced bungalows and three terraced two storey properties, which are approximately 29m away. Between these properties landscaping of a new hedgerow and trees are proposed. Given the distance between the existing and proposed dwellings, landscaping and height of the proposed dwellings, it is considered the impacts would not have an adverse impacts to neighbouring amenities.

Properties to the west 6.4.12 The properties most likely to be affected by the development are Trincomalee, Fasque and the dwelling approved more recently to the south of Fasque. These three properties are immediately adjoin the western boundary of the site and Trincomalee directly faces towards the new nursery building (approx. 27m away) and Fasque faces towards the new Community Building (approx. 30m). The new dwelling to the south of Fasque (not shown on plans) faces the area of POS. The two new buildings mentioned above are single storey in nature. It is proposed to plant a new hedgerow along the western boundary of these properties, albeit no new landscaping is proposed to the boundary with Trincomalee, given there is an existing substantial landscaped boundary.

6.4.13 In terms of Fasque and the new dwelling, they currently have views of the site above their existing timber fence. Again as is the case for the nine properties which run along the northern boundary of Bride Road, their views will change significantly, albeit again not a reason to refuse the application. Given the distance the proposed buildings would be site from these existing properties, existing/proposed landscaping and the size/height of the new buildings, it is not considered the potential impacts upon neighbouring amenities are so great to warrant a refusal of the application.

6.4.14 Overall, whilst the proposed development will undoubtedly have change in character and views of what the current residents surround the site current have; in term of material planning matters that have been outlined within this section of the report, it is considered the potential impacts upon residential amenities (loss of light, overlooking and/or overbearing impacts upon outlook) would not be so significant and therefore comply with General Policy 2 of the IOMSP and the RDG.

6.5 POTENTIAL IMPACT UPON HIGHWAY SAFETY / PARKING PROVISION / TRAVEL OPTIONS (Strategic Policy 1, 2 And 10, Spatial Policy 2, General Policy 2, Transport Policy 1, 2, 4, 5, 6, 7 & 8, Active Travel, Climate Change Act 2021 and Manuel For Manx Roads)

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6.5.1 The proposed development included two new accesses, one onto Andrea Road as the principal access and one onto the Bride Road as the secondary access. This provides a through road linking Andreas Road, running eastwards within the site, to Bride Road. The new main site access road will be 6.75 wide with a 3m wide shared-use footway/cycle way on the northern side of the carriageway and a 2m wide footway on the southern side. As outline in section 6.3 of this report, this is to provide the accesses and visibility splays of 2.4m x 120m (including a 0.5m offset) in both directions for the access along Andreas Road and 2.4m x 59m to the access on Bride Road.

6.5.2 Furthermore, the submission includes a new footpath at the Andreas entrance which will run 50m southwards to a proposed uncontrolled crossing complete with dropped kerbs and tactile paving to allow pedestrians to safely cross onto the existing footway on the western side of Andreas Road. There will also be a dropped kerb crossing to the north of the proposed access to allow pedestrians to safely cross onto the existing footway on the western side of Andreas Road. At the new access onto Bride Road it is proposed to install a new footpath which continues westwards along the site frontage for approximately 50m and tie in with the existing footpath opposite the junction with Vollan Close. An uncontrolled crossing complete with dropped kerbs and tactile paving is proposed to allow pedestrians to cross safely onto the existing footway on the southern side of Bride Road. There will also be a dropped kerb crossing to the east of the proposed access to allow pedestrians to safely cross onto the existing footway on the southern side of Bride Road.

6.5.3 In terms of other highway/parking works and proposals the applicants have indicated;

"The proposed development considers the needs of travelling by different means, and where possible reduces the need for people to travel by providing a neighbourhood centre.

Thought has been given to how pedestrians, cyclists and drivers would move through the development and connect with existing transport networks, including footpaths, cycle routes and nearby bus stops.

Provisions have been included to allow a future bus route to run through the site if required.

Car parking has been located close to dwellings, as this is most convenient for the property owners, particularly those with young children and for food shopping trips etc. Parking close to homes also benefits EV charging, which should help promote the adoption of electric vehicles.

The development incorporates appropriate provision for the secure and convenient storage of bicycles, either in garages or bicycle storage sheds within private gardens.

Traffic management and subtle changes in street materials is used to reduce vehicle speeds, and suitable signage would be used to remind drivers that children may be at play in the neighbourhood."

6.5.4 Firstly the potential highway implications by the development on the existing highway, the applicants provided a detailed Transport Assessment (TA) as part of their application, prepared by iTransport. Further and update version of the Assessment and additional plans and information were submitted following initial Highway Services comments. Highway Services have consider all the information submitted and have raised no objection to the proposal.

6.5.5 The conclusion of the Transport Assessment indicates; "Having regard to the analysis contained in this document and in accordance with the requirements of the Isle of Man Strategic Plan 2016, it is concluded that there are no valid highway or transport reasons for objecting to the proposed development. The development proposal would:

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o enable new residents to have appropriate opportunities to travel locally to a wide range of employment, retail, education, and leisure opportunities by modes of transport other than the private car; o be designed to minimise journeys, especially by private car; o have safe and convenient access for all highway users, together with adequate parking and servicing arrangements; and o not have an unacceptable impact on road safety or traffic flows on the local highway network."

6.5.6 The submission also includes a Travel Plan prepared by iTransport, which seeks to focuses on promoting sustainable travel to the proposed development among new residents and potential visitors by providing non-car mode travel options for local journeys and in particular reducing single occupancy car journeys and influencing modal choice. This has been prepared to comply with the IoM Travel Plan Policy and IoM Travel Plan Guidance. The Travel Plan indicates that;

"There are bus stops located on Andreas Road and Bride Road within the generally recommended 400m walking distance. These buses provide services to Bride, Andreas and Jurby, as well as regular services into central Ramsey where further buses are available for access to Douglas and the south of the island. The site is therefore accessible to regular bus services that provide direct connections to the key destinations to accommodate a range of journey purposes, including travel to/from work and shopping trips."

Cycle/walking provisions 6.5.7 The proposal includes a total of 10 Sheffield stands, i.e., accommodating 20 cycle parking spaces, would be provided within the neighbourhood centre. For the dwellings that would have a garage, cycle parking for the proposed houses would be accommodated in garages. For the proposed properties that do not have a garage, a suitably sized shed would be provided in rear gardens to accommodate the provision of a minimum of one cycle parking space per dwelling in accordance with the minimum cycle parking standards set out in MfMR.

6.5.8 In addition to the proposed pedestrian provision as outlined in section 6.5.2 of this report at the site access junctions onto Andreas Road and Bride Road, a further pedestrian / cycle connection is to be provided onto Bride Road in the south-west corner of the site. It would also provide a direct connection to the proposed neighbourhood centre for existing residents in the local area. The pedestrian/cycle way would have a width of 3.0m. Highway Services are content with the level of cycle parking provisioned and provision throughout the site. The new accesses proposed would link into the existing highway network and connect to or link to the existing footpaths/roads networks. There is a footway (1.5m-1.8m wide) located on the southern side of the A10 Bride Road along the entirely of the site frontage. There is a footway located on the western side of A9 Andreas Road/Bowring Road, typically a minimum of 1.7m wide. Both footpaths provide access to Ramsey town centre. Parking Provision 6.5.9 The majority of the proposed dwellings would have least two off road parking spaces, within their plots, the exception being Plots 1 to 6 and Plots 76 to 80 which have a shared communal parking area, albeit each dwelling would have two off street parking spaces allocated to them (should be conditioned). A total of 72 properties across the site have garages, with 83 properties having no garage. Garages are not counted as part of the total number of parking spaces for each house and therefore adequate parking provision is still provided for these. Each dwelling is provided with a dedicated 32amp spur to allow homeowners to easily install an EV charger unit in the future that fulfils their vehicle requirements.

6.5.10 In terms of parking provision associated with the neighbourhood centre, there are total of 62 spaces (inc 4 accessibility spaces), 4no motor bike spaces, and 4no bicycle hooped racks.

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6.5.11 Highway Services have consider the level of parking associated with the development within the site (AiP for school parking not considered at this stage) and have no objections. The Department also has no objection and therefore the development in terms of parking provision would comply with Transport Policy 7.

Servicing of site (refuse collection/fire engines/delivery wagons etc) 6.5.12 Refuse from the proposed houses would be collected from the kerbside and swept path of a 11.347m long 4-axle refuse vehicle within the site and demonstrates the vehicle can enter the site, turn within, and leave in forward gear and therefore the site layout makes adequate provision for refuse collection arrangements. Fire vehicle can also access the site for an 8.6m long pump appliance to get within 45m of each dwelling house and the vehicle will not be required to reverse more than 20m. For the neighbourhood centre a dedicated loading bay is provided to the north of the vehicular access/egress to the neighbourhood centre. It has dimensions of 12.0m long by 3.0m wide. A large 12m long rigid delivery vehicle can safety enter, set down to unload, and exit the proposed loading bay. Refuse vehicles can also access the neighbourhood centre. Highway Services have no objection to the application in this respect.

Sustainable travel options 6.5.13 Transport Assessment/Travel Plan submitted outline the various sustainable travel options available to residents/visitors to the development. As outlined previously cycling/walking which generally use the same provisions have been summarised in section 6.5.7/6.5.8. While provisions have been provided throughout the site to the satisfaction of Highway Services, there still need consideration to whether these are accessible/reasonable distance to services i.e. town centres; otherwise this would discourage such method of travel. Further, location of public transport links needs consideration.

6.5.14 The Manual for Manx Roads indicates that a walkable distance from a residential property to a town centre is generally 800m (10mins walk / 0.5miles) which is regarded as a comfortable distance to walk, albeit it indicates this isn't a upper limit and that a distance under 2km (1.2miles) has the greatest potential to replace short car trips. The IOM Active Travel Strategy also identifies a 2.5 miles (4km) threshold where the working population can realistically switch from motorised transport to active travel modes. Within the Manual for Manx Roads, it outlines that cycle facilities/infrastructure should follow the guidance of the Local Transport Note 1/20: Cycle infrastructure design. This indicates that; "Two out of every three personal trips are less than five miles in length - an achievable distance to cycle for most people.", and therefore cycling distances for journeys of at least 5 miles (circa 8km) is not uncommon.

6.5.15 The submitted Travel Plan refers to and considered the IOM Active Travel Strategy and the applicants Travel Plan proposes to implement measures which support the strategy. The Plan also indicates that the site being within 2km of Ramsey Town Centre, and leisure facilities at Mooragh Park, Ramsey & District Cottage Hospital and a number of health facilities, Gladstone Park Industrial Estate and Shoprite (soon to be Tesco). Bunscoill Rhumsaa Primary School, Ramsey Grammar Schools and further employment facilities located along are within 4.0km of the site. They are all within range when a person/s is reasonable able to walk/cycle for the specific purpose and therefore it is more people will walk/cycle rather than use a car if they choose.

6.5.16 In relation to public transport provision, the main provision is via the public bus network. The Travel Plan identifies that; "There are bus stops located on Andreas Road and Bride Road within the generally recommended 400m walking distance of the site. The bus stops on Andreas Road are located immediately to the north of the site frontage, opposite the Grest Care Home, approximately 320m from the centre of site. There are also two pairs of bus stops located on Bride Road; opposite the junction with Ormly Avenue to the south of the site (approx. 320m from the centre

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of site), and adjacent to the recent residential development on the former Grand Island Hotel site to the south-west, approx. 375m from the centre of site. The bus services and frequency of routes currently operating from these stops..."

6.5.17 And "The no. 18K service provides future residents with the possibility of commuting into Ramsey for employment purposes by using the 06:26 service, arriving into Ramsey at 07:12. The no. 5/5A bus service also provides hourly services to Ramsey throughout day Monday to Saturday. Ramsey Grammar School, which provides secondary school education, is also accessible by bus via the 20A service in the morning departing at 08:23, arriving at the school at 08:31, and by using the 20 service in the afternoon, departing the school at 15:47, arriving at Bride Road at 16:21.

The site is therefore accessible to regular bus services that provide direct connections to the key destinations to accommodate a range of journey purposes, including travel to/from work and shopping trips."

6.5.18 Accordingly, it is accepted that the site would have a reasonable level of bus provision. Highway Services have raise no objection on this point.

6.5.19 It is also noted that the new road networks within the estate has been designed to be able to accommodate a bus route should Bus Vannin consider such provision is appropriate in the future. Furthermore, improvements to existing bus stops along the Bride Road through the provision of improved bus shelters along Bride Road (total of 4). It should be noted that 2 out of the 4 bus shelters fall outside of the application site and therefore a Grampian style condition would need to be attached for these i.e. before any development commences the bus stops to the southern side of Bride Road need to be completed. Similar condition/s would need to be included to the indicated foot path improvements works, as some fall outside the application site. It should be noted these works outside the planning application would be able to be carried out by the DOI, without the need for planning approval (whether this application is approved or not). Highway Services have no objection to these works.

6.5.20 The Travel Plan also right identifies that the provision of a neighbourhood centre, comprising local shops, a nursery, and a community hall will provide opportunities for future residents to satisfy some of the reasons for making a journey without the need to leave the site. Furthermore, this of course also applies to existing residents of the area, which a significant number of the residential properties to the northern part of Ramsey would be under the above mention distances for walking/cycling distances and can also use the new neighbourhood centre.

Traffic generation 6.5.21 A concern raised by residents of the area and Ramsey, are the potential additional traffic generated by the proposal on the existing highway network in the immediate area and further south along Andreas Road/Bowring Road/Ramsey Stone Bridge.

6.5.22 The Transport Assessment (TA) considered this element in detail outlining the characteristics, road widths, speed limits and connections the Andreas Road and the Bride Road have. The TA also identifies the road networks the Bride and Andreas Roads connects too, including Bowing Road through to Parliament Street. Accordingly, it does not just consider the immediate highway network around the application site, but also how the development will impact the highway network within Ramsey.

6.5.23 Traffic surveys where undertaken of the existing traffic flows at seven locations, including along Bowring Road and Parliament Square to determine the baseline conditions during morning peak periods (08:15 - 09:15hrs) and afternoon peak periods (16:30 - 17:30hrs). Highway Services have no objection to this mythology/timings.

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6.5.24 Further, vehicle speeds where surveyed using Automatic Traffic Counters along Bride Road and Andreas Road to assist in the determination of visibility splays for the new access points. Highway Services have raise no objection to the visibility splays provided for the new accesses.

6.5.25 The Transport Assessment outlines that it establishes the likely traffic impacts of the site, quantifying the increase in traffic flows on the key parts of the local highway network. It uses the existing survey data collected and then estimates using comparable survey data contained within the Trip Rate Information Computer System (TRICS) trip generation database based on the types and level of development proposed in this case the 153 dwellings, neighbourhood centre and the primary school. It is noted that the TA outlines that its assessment is based on a development quantum of 160 dwellings and therefore provides a robust assessment.

6.5.26 It calculates that; "A development of 160 dwellings would typically generate 91 two-way vehicle movements during the morning peak hour, and 92 two-way trips during the evening peak hour. This equates to just over one vehicle every minute."

6.5.27 Regarding the neighbourhood centre the TA considers that it is of a scale that is ancillary to the proposed residential uses and is mainly likely to attract and serve residents living within the site and the immediate surrounding residential areas that are within easy walking distance of the site, which also reduces the need for residents to travel off site for everyday shopping needs. However, in order to undertake a worst-case assessment, an analysis has been undertaken to establish the likely generation of trips external to the site. The Transport Assessment does consider each use separately and various assumptions are made for these uses (i.e. residents on or off site).

o 160 dwellings - 92 vehicle trips during the weekday morning peak hour (0800-0900) and some 91 two-way vehicle movements in the weekday evening peak hour (1700-1800); o Retail Units - 12 vehicle trips during the weekday morning peak hour and some 12 two- way vehicle movements in the weekday evening peak hour; o Community Hall - 8 vehicle trips during the weekday morning peak hour and some 1 two-way vehicle movements in the weekday evening peak hour; o Nursery - 14 vehicle trips during the weekday morning peak hour and some 7 two-way vehicle movements in the weekday evening peak hour; and o Primary School - 269 vehicle trips during the weekday morning peak hour and some 29 two-way vehicle movements in the weekday evening peak hour

6.5.28 Using these figures, the overall assessment concludes that; "The analysis indicates that, on the basis of the 85th percentile trip rates, the proposed development, including the primary school, is forecast to generate a total of 395 two-way vehicle trips during the weekday morning peak hour and some 140 two-way vehicle movements in the weekday evening peak hour."

6.5.29 Using these figures and additional current and future predications and additional considerations the Transport Assessment concludes on the matter of traffic impacts (with and without primary school included) upon the highway network within Ramsey that; "On this basis, the following conclusions can be drawn from the traffic analysis: o The proposed access junctions onto Andreas Road and Bride Road provide ample capacity to serve the proposed development and would operate with negligible levels of queuing and delay; o The analysis undertaken demonstrates there would be negligible increases to queuing and delay at the majority of junctions along the A9 Andreas Road / Bowring Road corridor with the junctions assessed generally operating well within capacity in the 2026 with development scenario;

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o The A9 Bowring Road / Derby Road Mini-Roundabout and A9 Bowring Road / Station Road Mini-Roundabout are forecast to be approaching theoretical capacity in the 2026 design year in development scenario including the on-site primary school in the weekday morning and evening peak hour periods with modest additional queuing and delay at the junction. The addition of the forecast development traffic (excluding the school) would result in modest additional queuing and delay at the junction and the junction would continue to operate efficiently in 2026 with the development."

6.5.30 The Transport Assessment overall concludes that; "Having regard to the analysis contained in this document and in accordance with the requirements of the Isle of Man Strategic Plan 2016, it is concluded that there are no valid highway or transport reasons for objecting to the proposed development. The development proposal would: o enable new residents to have appropriate opportunities to travel locally to a wide range of employment, retail, education, and leisure opportunities by modes of transport other than the private car; o be designed to minimise journeys, especially by private car; o have safe and convenient access for all highway users, together with adequate parking and servicing arrangements; and o not have an unacceptable impact on road safety or traffic flows on the local highway network"

6.5.31 Overall, the Department gives significant weight to the conclusions of Highway Services (DOI) who find the overall development and it impacts in relation to highway safety, traffic generation and consequence impacts upon the highway network to be acceptable complying with Transport Policy 4 and Manual for Manx Roads.

Offsite works 6.5.32 A number of offsite high works proposed to be undertaken, albeit these fall outside the red line of the application. These works included two bus stops upgrades to the southern side of Bride Road (two bus stops upgrades and footpaths to northern side of Bride Road are with red line and can be conditioned) including dropped kerbs/tactile paving in places along Bride Road and similar works along the Andreas Road and Bowring Road up to Ramsey Stone Bridge. These works have been agreed with Highway Services (DOI) who are able to undertaken (without planning permission) as part of highway works. Given they fall outside the application site a Grampian style condition would need to be attached to any approval which required such works to be completed prior to any works on the application site commencing.

6.5.33 Highway Services have also sought a financial contribution for a Microprocessor Optimised Vehicle Actuation (MOVA) installation at Ramsey Parliament Square signals on commencement of the development - likely to be no more than £15,000. The applicants have agreed to this improvement to the signals which is generally regarded as a more responsive to traffic conditions and often leads to a significant increase in capacity at a junction. The MOVA assesses the traffic flows approaching on each arm of the junction and then calculates which arm should be allocated what green time and seeks to determine a set of signal timings which will maximise the throughput of the junction under the current conditions.

Conclusion 6.5.34 The development has clearly outlined a number of sustainable transport options, which include improvements to existing bus stops and the upgrading of the new footpaths, would meet the aims of Strategic Policy 10 which seeks new development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement. The proposal meets all of these aims as well of those of the Transport Policy 1, 2 & 5 of the IOMSP, Active Travel Plan, Manual for Manx Roads.

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6.5.35 The proposal would provide safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space and does not have an unacceptable effect on road safety or traffic flows on the local highways complying with General Policy 2. It has been designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by the development in a safe and appropriate manner and therefore also comply with Transport Policy 4 & 6 and Manual for Manx Roads.

6.5.36 The parking provisions of all elements of the development meet Transport Policy 7 of the IOMSP.

6.5.36 As mentioned previously the applicant has provided a Transport Assessment and therefor complies with Transport Policy 8.

6.5.37 Overall, it is considered from a highway safety aspect, parking provision and all other relating matters indicated within this section of the report, it is considered the proposal would be acceptable complying with all the relevant policies stated.

6.6 POTENTIAL DRAINAGE/FLOODING ISSUES (Environment Policy 13) 6.6.1 The site is not within a high flood zone in terms of river or tidal flooding; however, there are sections of the site which are identified as having surface water flooding and from representations made by local residents (namely the properties to the northern side of Bride Road which back onto site) and photographs, it is very clear there is significant surface water flooding occurring especially to the southern boundaries of the site (Bride Road boundary of site). Consideration of foul water needs consideration also to ensure there is sufficient capacity to accommodate the development.

6.6.2 As part of the application submission a number of documents and drainage plans have been submitted. The Planning Drainage Statement indicates that there is an existing public combined drainage system, flowing from north to south and a surface water drainage system within Vollan Crescent flowing from west to east.

Foul drainage 6.6.3 The statement indicates that the proposed layout and topography of the development site permits the use of a gravity foul drainage system which would be within the proposed highways of the site which connects into the existing public combined sewer within Vollan Crescent. Manx utilities have confirmed that there is adequate capacity within the Vollan sewage pumping station (located at Mooragh Park) and Balladoole Waste Water Treatment Works (located next to Balladoole Civic amenity site) to receive the foul flows from the proposed development.

Surface water flooding/runoff 6.6.4 It is proposed that the surface water flows from all impermeable areas of the proposed development are to discharge via a new surface water drainage system to the existing surface water drainage system within Vollan Crescent at an existing tail. The applicants confirm that;

"calculations have been undertaken to confirm there is adequate capacity within the existing downstream, public surface water drainage system from the proposed connection to the ultimate discharge point to the Irish Sea on Vollan Crescent. The design criteria for these calculations is a 1 in 100 year storm event +30% climate change allowance. The unattenuated direct discharge of the surface water flows has been agreed with MUA."

6.6.5 As outlined earlier, this is a main issue for a number of immediate neighbours to the development, and rightly so given the existing situation. The works proposed to address this matter include re profiling of the land to form a detention area (to the rear gardens of plots 7 to 18), with land drainage connected to a new surface water system. While all drainage

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authorities (Manx Utilities, Flood Management Division (DOI) & Highway Services Drainage (DOI)) had consider this matter and all other drainage elements and had no objection, the Department wished further comfort that this specific issue had been addressed.

6.6.6 Flood Management Division commented (emailed 09.05.20204): "The Flood Management Division (FMD) of the Department of Transport have reviewed the proposals from a flood risk perspective and are satisfied with what is proposed. FMD was made aware of the two areas of pluvial flooding from south west corner of the where the public open space and playing pitch are proposed and the flooding behind the existing properties on Bride Road (proposed houses 7-18). We had discussions early on with the developer about our concerns about these two areas and asked for them to consider overland flows routes and other solutions to these issues. The developer has provided the overland routes, detention basins and ground profiling to contain any overland flow that is not captured by the surface water drainage system which is designed for the 1in 100 plus climate change event. These detention basins and ground profiled areas will drain back into the surface water via land drains. In response to your two questions (underlined) 1. Are you able to confirm that the concerns raised by the local residents in relation to surface water/flood water (namely Fair Isle, Elleray, Anchor Down, Greenbank, Thie-Y-Vollan, Rosterne, Vollan Garden) have been addressed by the submission please? The Planning Committee will want assurances (as we all will) that the development would not make the situation and ideally improve it.

Yes the surface water drainage system will intercept the water from the impermeable areas for a storm up to a 1 in 100 plus climate change event which is an event that only has a 1% chance of occurring in any year. Any overland flow not captured by this system will them flow to the landscaped area where it will drain back into the surface water system.

Are you also able to comment whether the larger public open space (southwest corner of site), which includes a detention basis will be useable as public open space?

The detention basin is only occupying one area of the public open space and will only be active in very wet periods this is to capture overland flow not captured by the surface water system.

I would say we need to make sure that the landscaping areas and the detention base are constructed properly so that the water flows into them and that undertake their function. Could a condition could be added to cover this? I also agree with Chris (Highway Services Drainage) that the greatest risk of flooding is during construction phase so this will have to be managed. If a condition could be added for construction phase surface water runoff management plan to be produced if approved?" 6.6.7 Highway Services Drainage commented (email 08.05.2024); "The drainage system serving the estate roads exceeds our design requirements and we are satisfied with the location and number of road gullies that will drain surface water (SW) runoff from them. The Applicant is also proposing to improve the highway drainage on Bride Road which is welcomed. They have also provided flow exceedance routes and flood detention areas in the unlikely event that the drainage system becomes blocked or overwhelmed.

Whilst not necessarily in our remit, we have the following comments to make with regard to surface water flooding and the proposed detention areas: -

Just over 37% of the 11.3ha site will be impermeable (highway, houses and driveways etc.) which will be positively drained into the proposed SW water drainage system. The system has been size to cope with a 1:100yr + 50% cc storm event which is beyond our requirements and most likely MU's current ones as well. This should result in a significant reduction in the current greenfield flooding issues being experience by residents in the area.

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The 2 areas of main concern appear to be behind plots 7 - 18 and the large area of POS adjacent to Bride Road. With reference to section 4.4 Overall Catchment Review in the "Addendum to Site Hydrology and Flood Risk Statement" dated 9th February 2024. The catchment area draining to the low point in the POS is noted as being reduced by 39% from 14,000m2 to 8,500m2. Based on a rough estimate of a 1:100 yr + 30% CC 6 hour storm event producing a 100mm of rainfall then the accumulated volume of water would be reduced by 5,500m3. Likewise, the area draining to the low point behind plots 7 - 18 is noted as being reduced by 89% from 18,000m2 to 2,000m2 so the accumulated volume would be reduced by 16,000m3. This should significantly reduce the flooding issues in the areas especially as both are to have land drains draining them to the SW drainage system. Please note that the land drains at the rear of plots 7-18 have not been shown on the drainage drawings. Based on the storm event above, the estimated post development accumulated volumes for the 2 areas would be 850m3 and 200m3 respectively. If these volumes can be contained within the site whilst draining into the SW system without affecting any properties on or off it, then offsite surface water flooding could be eliminated. Malcolm at FMD should be able to confirm this.

The detention basin areas provide SW storage during extreme storm events or when the SW drainage system becomes blocked or overwhelmed. Two areas are positively drained but the others will drain via infiltration and or evapotranspiration. They do not form part of the SW drainage system and are unlikely to be adopted by MU."

6.6.8 Manx Utilities commented (09.05.2024); "Manx Utilities have reviewed the drainage proposals for PA 23/00744/B for the construction of 153 dwellings and associated drainage off Andreas Road Ramsey and can comment as follows:- o The proposed foul and surface water infrastructure has been designed in accordance with Manx Sewers for adoption and Manx Utilities requirements. o The surface water infrastructure design includes the latest uplift to 1:100 yr plus 50% climate change which Manx Utilities is requesting for all new adoptable drainage systems. o Manx Utilities can confirm that capacity exist within the Vollan sewage pumping station and Balladoole WwTW to receive the foul flows from the proposed development. o Manx Utilities met with residents along Bride Road to discuss the flooding concerns in the area. The main cause of this flooding appeared to be overland surface water flows from the proposed site flowing to the low area in the SE corner of the site. Once the site has been developed, the majority of these overland flows will be captured in the new positive surface water drainage system serving the estate therefore greatly reducing the impact within the area. Land drainage will also be installed through the rear of plots 7-18. o The developer has indicated that they will be entering into a section 8 adoption agreement for the adoption of both the foul and surface water infrastructure for this development. A S8 adoption application will be required prior to construction work commencing on site.

o The detention basins/ swale areas which will accommodate exceedance flood routing away from the highway/ properties into soft landscaped areas will not be adopted by Manx Utilities. The addition of a new surface water drainage system as part of this development is welcomed by Manx Utilities. During heavy rainfall events, the existing foul sewers serving the properties along Bride Road have been utilised as a route for residents to drain flooded/ waterlogged gardens which greatly impacts the downstream foul sewerage network causing surcharging. The installation of a new surface water system will remove the requirement for this, resulting in a reduction of rainwater being pumped from Vollan PS to Balladoole WwTW for unnecessary treatment."

6.6.9 Overall, with the drainage schemes in place the Department is satisfied from the evidence submitted by the application and the comments received from the drainage authorities who have made comments during the application process and also providing further comments (section 6.6.5 to 6.6.7) on this specific matter, that the proposal would result in a reduced

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surface water runoff/flood event to the neighbouring properties and therefore would not increase flooding to these properties along Bride Road. This especially confirmed by comments received and outlined within section 4.4 Overall Catchment Review in the "Addendum to Site Hydrology and Flood Risk Statement" dated 9th February 2024 which concludes that there would be a reduction in water runoff to the low point behind plots 7 - 18, being reduced by 89% from 18,000m2 to 2,000m2 so the accumulated volume of water would be reduced by 16,000m3. Accordingly, the proposal is considered from this aspect to comply with Environment Policy 13.

6.6.10 A matter of potential maintenance/access of this area also needs consideration. The Department has had experience where a situation (Little Meddows, Andreas) where drainage works were undertaken as part of the Little Meddows housing development which ran under a number of rear gardens, but these where poorly installed at the time and is now causing issues with flooding in Andreas Village, given each part of the drain is owned privately by each owner and therefore Manx Utilities cannot resolve the long standing issue as they are not publically adopted. This potential issue was put to the applicants, as the Department did not wish to see this situation occurring to the rear drainage works to plots 7 to 18.

6.6.11 The applicants have initially consider two potential options, both include covenants which include access/retention of the drainage works. Furthermore, there are two possible options put forward (email dated 10.05.2024);

"Option A We would form shallow channel separated from the proposed gardens by an additional fence with gates for access. This should provide a deterrent to the homeowners to alter the channel. We would provide an outlet from each channel to plot drainage. Option B We would form a reasonable sized French Drain (approx. 0.6 to 1m m deep x 0.6m wide below ground level. Within each plot we would have an outlet into the property surface water drain. The French Drain would need to decent size so that it was difficult to remove and being below ground less likely to be tampered with."

6.6.12 Both Flood Management Division and Manx Utilities have confirmed the principle of such works would be acceptable, although it is considered a condition should be submitted to seek further details be submitted and such works are then completed and maintained thereafter. 6.6.13 The Department is also comforted that the larger area of Public Open Space (south- western corner of site) which forms a detention basin would still be useable as open space, with perhaps the exception in very wet periods, as confirmed by the Flood Management Division who commented; "occupying one area of the public open space and will only be active in very wet periods this is to capture overland flow not captured by the surface water system."

Highway drainage 6.6.11 Highway Services Drainage who consider the potential impact of surface water entering onto the public highway have confirmed that the proposals meets their highway drainage requirements and in this respect the highway within the development is suitable for adoption under Section 4 of the Highway Act 1986.

Adoption 6.6.12 The proposed foul and surface water infrastructure has been designed in accordance with Manx Sewers for adoption and Manx Utilities requirements and Manx utilities are happy to adopt these. The elements that Manx utilities are not proposed to be adopted are the detention basins/swales. These elements generally form part of Public Open Spaces and the applicants have confirmed that the Local Authority would be adopted and maintained. The applicants indicated these areas are shallow profile parcels of land to allow mowing as part of general maintenance (see drawing 22-111-05 - BB Consulting). A condition should be attached to seek additional plans/sectional drawings for theses detention basins/swales.

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Conclusion 6.6.13 It is noted that all drainage authorities have considered all aspects of drainage for the scheme and have raised no objection, which given the Department significant comfort, especially given the existing situation of surface water flooding to the rears of properties along the Bride Road from surface water runoff. Accordingly, the Department is comfortable that all aspects of drainage/flooding are acceptable and will ensure the development will do result in an increase on or off the site complying with Environment Policy 13 of the IOMSP.

6.7 POTENTIAL IMPACTS UPON ECOLOGY & TREES (ENVIRONMENT POLICY 4 & 5) 6.7.1 The two parts of the application site and the works proposed to be undertaken need to be considered in terms of potential ecology impacts and potential impacts upon trees. The submission includes a number of reports on this matter, which include Preliminary Ecology Appraisals, Habitat Enhancement Works, Arboricultural Impact Assessment, Breeding Bird Survey, Bat Survey and Fungi Surveys.

6.7.2 The "main development site" and the "land to the east of Royal Park" is made up currently of agricultural fields, with boundaries made up of hedgerows. Various aerial photographs the Departments has available (2012, 2018 & 2021), shows the fields in question being uses for livestock (sheep grazing) purposes.

6.7.3 The Preliminary Ecological Survey indicates that there are no major ecological constraints to development on the development site. Further recommendations are made for seasonal surveys for grassland fungi, breeding birds and bat activity. These have now been undertaken. The statement indicates that there is potential opportunities for enhancements on the "main development site" which includes the retention of field hedgerows and widening these with additional planting; provision of artificial roosts and bee bricks in new buildings; fencing allow for the migration of wildlife; and areas of public open space managed without pesticide/herbicides.

6.7.4 In terms of the "land to the east of Royal Park" it is proposed to use theses existing fields for the purposes of "Habitat Enhancement Works". Manx Wildlife Trust have prepared a report on this basis and it recommends that field 131085 is planted with a mix of native woody species to create a mixed scrub habitat with scattered trees. Field no. 135140 is to be enhanced to create other neutral grassland through a beneficial management regime. The report outlines that in order to achieve biodiversity net gain the proposed habitats will need to be managed for a minimum of 30 years from the date of creation. This enhancement works will be formally agreed through the Section 13 Legal Agreement, essential indicating the works outlined in Manx Wildlife Trust Report are fully undertaken and maintained.

6.7.5 The main policy to consider is Environment Policy 4 which states that development will not be permitted which would adversely affect; species and habitats of international importance; species and habitats of national importance; and species and habitats of local importance such as Wildlife Sites, local nature reserves, priority habitats or species identified in any Manx Biodiversity Action Plan. Environment Policy 5 indicates that under exceptional circumstances where development is allowed which could adversely affect a site recognised under Environmental Policy 4, conditions will be imposed and/or Planning Agreements sought.

Bats 6.7.6 The Bat Report submitted (undertaken by Ecology Vannin) concludes; "Baseline conditions found low levels of activity by four species and one genus of bats (Myotis) that are likely to be impacted by the proposed development. In the absence of mitigation the proposal will likely disrupt existing commuting and foraging routes and reduce foraging resource within the site boundary.

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Mitigation has been designed to address these issues through sensitive lighting in accordance with industry standards, protection of key habitats through buffering habitats (grassland, trees and scrub) and extensive provision of artificial roosting niches suitable for species tolerant of sub-urban environments.

It is expected that in the medium to long terms (10-30 years) this would likely result in a neutral (no net loss) of bat activity and potentially slight beneficial (net gain) for bats."

Birds 6.7.7 Within the Preliminary Ecological Survey it indicates that seven bird species where recorded during the walkover, these being; o Blackbird (green listed); o Wood Pigeon (green listed); o Starling; (amber listed) o Hooded Crow (green listed); o Carrion Crow (green listed); o Herring Gull (red listed); and o House Sparrow (amber listed).

6.7.8 The report indicates that the grassland within the sites are suitable habitat for foraging birds and the hedgerows provide nesting and foraging habitat. The woodland adjacent to the north of the site provides suitable nesting and foraging habitat. The report outlines that a summary of species records from Manx Birdlife identifies that the key species which are likely to use the site include Barn Owl, Common Linnet, Common Starling, Eurasian Curlew, Eurasian Oystercatcher, Eurasian Tree Sparrow, Great Spotted Woodpecker, House Sparrow, Meadow Pipit and Red-billed Chough.

6.7.9 Following the Preliminary Ecological Survey being undertaken a further Breeding Birds Report has submitted as part of the submission. For the "main development site" the report indicates that; "A total of 28 species were recorded using the site or within sufficient proximity to be considered potentially impacted by any proposed development. Of this total, 19 species were allocated a breeding status.

Breeding status of 'definite' was only ascertained for two species (Blackbird Turdus merula and Rook Corvus frugilegus), 'probable' for 12 species and 'possible' for 5 species.

Numbers of territories were generally low, with Wren Troglodytes troglodytes being the most numerous with 5 territories. Rook was by far the most numerous species with 35 apparently occupied nests (AON) in the canopy of woodland immediately adjacent to the northern boundary."

6.7.10 The "land to the east of Royal Park" the Breeding Birds Report indicated; "A total of 17 species were recorded on or immediately adjacent to the site, with breeding status assigned to 10 species. One species (Blackbird) was recorded as 'definite' breeding status, with 7 'probable' and 2 'possible'. Territory numbers ranged from 1-4 with Wren being the most numerous."

6.7.11 The Breeding Birds Report concludes; "The baseline ornithological interest has been determined from field survey and historical data and the likely impacts from development assessed. Mitigation has been designed to be proportionate and appropriate to key species and broadly beneficial for the wider assemblage of common and widespread species.

The construction phase will undoubtedly cause some disturbance and displacement of farmland passerines (including red list species) although from baseline information this will only impact a

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small number of territories of mainly common and widespread species but also red list species that are potential breeders e.g. Common Linnet.

Mitigation has comprised on-site retention, creation and enhancement of key habitat types (hedgebank, scrub and grassland) where practically possible and extensive installation of artificial nesting niches. In addition, plans have utilised the enhancement of off-site compensatory habitat in Site B for the benefit of key species associated with hedges, grassland and scrub.

It is anticipated that in the medium to long-term) 10-20 years the habitats should support no net loss of site avifauna in terms of species diversity and likely gain in abundance of species tolerant of sub-urban environs e.g. House Sparrow, Blackbird and Dunnock."

Fungi 6.7.12 The Revised Fungi Survey (IOM Fungus Group) have undertaken surveys throughout the two sites and both site where identified to have the "regional importance" category - having between 6 and 10 waxcap species. The reports concludes that; "However knowing the value of many other richer small grassland sites these fields do not merit conservation measures as waxcap grasslands."

6.7.13 For information a Waxcap grassland is short sward, nutrient-poor grassland that supports a rich assemblage of larger fungi, particularly waxcaps.

Common Lizards/Common Frogs 6.7.14 Within the Preliminary Ecological Survey it indicates that neither where observed during the survey of the sites, although there are records of these within 500m of the site. There are suitable lizard/frog habitats within the site; albeit this is impacted by the rotational grazing that occurs on the site.

Invertebrates 6.7.15 The Preliminary Ecological Survey indicates that the site is likely to support a range of common invertebrates.

Schedule 7 and rare and scarce plant/ Schedule 8 Plants 6.7.16 There were no species found during the Preliminary Ecological Survey.

Wading Bird survey 6.7.17 No evidence of use of any of the fields by Wading Birds.

6.7.18 The Ecosystem Policy Team have considered the application and the various ecology reports and have confirmed that they consider there to be; "a suitable level of ecological assessment has been undertaken and we are content". They have indicated subject to a number of conditions listed (see email 08.03.24) and that; "A more detailed habitat creation and management plan incorporating 30 years of ongoing management, timescales for planting and protection measures for rare fungi (See the Isle of Man Fungus Group's Survey of Vollan Fields 1-3), will need to be secured via a Section 13 Agreement which Hartford Homes have already agreed to in section 2.65 of their 'Statement in response to Third Party Consultations' dated February 2024." They have no objection to the application.

6.7.19 When any un-developed site is proposed for development, there will be an impact upon the biodiversity of the site. This site is no exception, as is the case with most residential and non-residential development. However, for the reasons outlines in this report and the submitted reports undertaken by the relevant qualified persons, it is considered that with the appropriately worded conditions/S13 Agreement; which include mitigation measures, the proposed application would comply with EP 4 and 5.

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Trees 6.7.20 In relation to impacts upon trees within the site a total of 5 trees are proposed to be removed, namely to enable new accesses/footpaths/visibility splays along the southern and western boundaries of the site. Of theses there are two category B sycamore trees which the Forestry, Amenity and Lands Directorate have commented would normally result in an objection in line with their "Tree Protection Policy". However, given the significant number of new trees proposed to be planted in terms of mitigation and the limited contribution the trees make to the landscape due to their limited size and age, they have no objection. The Department would agree with this view and therefore subject to the conditions outlined by the Directorate there are no concerns to the loss of trees in this instance, particularly given to the significant of tree planting proposed.

6.7.21 It is noted that there are two groups of Registered Woodlands to the north (Grest Farm

• ref RA1594) and south (Ormly Hall - ref RA1674) of the site. These areas have biodiversity interest. Neither of these areas are affected by the works.

6.8 AFFORDABLE HOUSING PROVISION (GENERAL POLICY 4 AND HOUSING POLICY 5) 6.8.1 Housing Policy 5 of the Strategic Plan indicates that the Planning Authority will normally require that 25% of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more. Given submission proposed 153 dwellings this equates to 38.25 affordable dwellings. A Section 13 Legal Agreement would need to be entered into by the applicant and the Department to ensure the affordable housing is provided. The applicants have proposed 38 dwellings provided on the site whilst the balance of the 25% (0.25 units) will be paid by Commuted Sum (£7,500). This is acceptable to the Public Estates & Housing Division, the applicants and the Department. The proposal therefore complies with Housing Policy 5.

6.9 PUBLIC OPEN SPACE PROVISION (RECREATION POLICY 3 (inc Appendix 6) & 4) 6.9.1 The application provides Public Open Space (POS) in the form of formal, amenity and play space within the site. Under the requirements of Appendix 6 of the IOMSP the proposal should provide a total of 13,248sqm (1.32 hectares / 3.27acres) POS which is broken down to 7,452sqm in Formal space, 2,484sqm in Play space and 3,312sqm in Amenity space.

6.9.2 The scheme provides approximately 15,734sqm of POS over the two application sites. This is brown down as 7,460sqm in Formal space, 2,500sqm in Play space and 5,734sqm in Amenity space. Therefore an overprovision of 2,489sqm in POS. Accordingly, in terms of area of provision the proposal would meet the requirements of the IOMSP.

6.9.3 It should be noted that all of the public open space provision is provided within the "main development site". The "land to the east of Royal Park" which is proposed to have habitat enhancement, is not included within the public open space provision. The habitat enhancement equates to approximately 37,300sqm (3.73hectares / 9.2 acres) in area.

6.9.4 The main areas of POS are provided in four areas throughout the "main development site". The applicants explain that;

"The proposals include natural play areas for younger children, including stepping stones, balance beams and large diameter pipe tunnels, to encourage creative play..."

And

"There are also smaller areas of landscaped open space distributed throughout the site to create a natural setting for the development.

'Formal' use POS is provided in the form of a sports pitch in the south-western corner of the site, close to the community facility. This will not be flood light lit, to avoid impact on

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neighbours and habitat. Also, whilst not forming part of these proposals, a possible future primary school in the north-eastern part of the site could include a sports field, which may be available for community use.

Other areas on-site are proposed to be planted for habitat and biodiversity, for the community and educating children.

The proposed development is also within easy walking distance of the existing playgrounds and the playing fields situated at Mooragh Park."

6.9.5 A Section 13 Legal Agreement would need to be agreed between the applicants, Ramsey Commissioners and the Department in terms of the POS being adopted by the Commissioners including the provision of play equipment (details should be conditioned). There is an initial agreement (Heads of Terms) from the Commissioners on this matter.

6.9.6 Overall, the proposal would provide more be an over provision of Public Open Space. Further the open space is well placed within the site and easy access for new residents and for existing residents in the area and therefore complies with Recreation Policy 3 4 & 5.

6.10 IMPACT UPON PUBLIC SERVICES/ADDITIONAL PROVISIONS TO SERVICES (schools, GPs & Dentists) 6.10.1 A number of concerns raise is by local residents who have indicated that GPs and Dentists are already at capacity and any additional housing would increase the pressure on these existing services. This is clearly a reasonable concern to have, one which is becoming a common theme with planning applications for new housing throughout the IOM.

6.10.2 There are no planning polices which specifically deal with this matter. The IOMSP does indicate;

"10.5 Civic and Community Facilities 10.5.1 Community facilities are those services or facilities that provide for the needs of the Island population. As such, they should be appropriate to the needs of the Island's population and be located as to be easily accessible. Community facilities include community centres, medical facilities, places of worship, schools, nurseries, library services and premises which provide an element of care for those sectors of the community that are in need of this.

10.5.2 It is not for the Strategic Plan to address or determine the needs for community facilities, but to address the land use issues arising from such proposals. Where there are known site requirements these will be safeguarded in the relevant Area Plans for that area. Proposals for such uses will therefore be assessed against general criteria based policies.

10.5.3 It is one of Government's general policies to promote equity and equality of access to education, health, community and recreation facilities, services and the wider environment for all sectors of the community."

6.10.3 In relation to the principle of the new school, Community Policy 5 does indicated that permission will generally be given for proposals to build new schools, subject to their being sited and designed in accordance with the other policies of this plan, having particular regard to the potential for community use of the buildings and the associated Open Space. The site being located adjacent to the proposed 153 dwellings and existing dwellings in Ramsey would meet the aims of the policy. Further, while the design is at an indicative stage, DECS are content that the size of the site can accommodate a one or two form primary school. There are no objection from DECS that the proposal would result in a significant adverse impact upon the existing school places. Furthermore, there appears to be potential options available to DESC in terms of either a new school on this site or potential to expand the existing primary school.

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6.10.4 Healthcare is more difficult, there is no specific provision for this site to provide facilities and no published strategy has been identified in the consultation response which identifies this site as being where new facilities are required/should be provided. It is therefore considered that this is not, in itself, an automatic reason for refusal but rather something to be considered as part of the planning balance. The Strategic Plan and wider policy framework (Island Plan/Economic Strategy) encourage more housing/infrastructure for population growth and so investment in more school/education/healthcare places could reasonable be seen as part of that requirement. 6.10.5 It is further noted from the response from Manx Care in relation to dental care appears to indicate that the issue is one of recruitment, rather than physical buildings to accommodate such provision. The element of recruitment falls outside the remit of planning. Again, while no comments have been received from Manx Care in relation to GPs, during the pre-application stage of the application comments (emailed dated 27.01.2023) where received from Manx Care indicating that "...The problems within the NHS reach wider that the Island and there are no short term fixes. We cope quite well considering the pressures we are all under and are always actively trying to recruit, adapt, change and learn. I'm sure this will also be the case here." 6.10.6 On this matter the applicants comment;

"In terms of healthcare impacts, there site is in close proximity to Ramsey Group Practice, Ramsey and District Cottage Hospital and Smile Dental Care. It is understood that at the time of submitting this application, the GP surgery has capacity for additional patients but Smile Dental Care is not currently accepting new patients. Through discussion with Ramsey Group Practice, it is also acknowledged that the new residents will not all be new to the town and will not arrive all at once, and as such local infrastructure will have time to adapt."

And (within response to third party consultations)

"In terms of GP services, it is noted that Ramsey Group Practice is the only doctors in the town and according to their website as of February 2024 the practice is currently receiving new patients.

Whilst GP capacity is an ever-evolving situation it is fully acknowledged that GP services generally are under pressure and the 2019 Health and Social Care Review report raised concerns about the adequacy of GP provision across the Isle of Man. This however is an Island- Wide issue and not something that an individual development proposal can resolve. Nor is it relevant to a specific site, as clearly wherever new housing is developed in Ramsey the same issue will be present. This issue is ultimately not in the gift of an individual planning application to resolve if GP capacity is an existing problem."

6.10.7 In relation to the principle of the new school, Community Policy 5 does indicated that permission will generally be given for proposals to build new schools, subject to their being sited and designed in accordance with the other policies of this plan, having particular regard to the potential for community use of the buildings and the associated Open Space. The site being located adjacent to the proposed 153 dwellings and existing dwellings in Ramsey would meet the aims of the policy. Further, while the design is at an indicative stage, DECS are content that the size of the site can accommodate a one or two form primary school.

6.10.8 The applicants also comment that; "In terms of education, it is estimated that the proposed development would generate the need for approximately 31 primary school places and 31 secondary school places. This is based on the Department of Education's formula that new housing generally creates a demand for 1 primary place & 1 secondary place per 5 dwellings (excluding retirement units)."

6.10.9 In terms of the proposed development impact upon the existing school capacity, there is no objection from DEC and from their comments and comments from the applicant's above,

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there would seem to be appropriate provision, without the need for major expansion at either primary or secondary schools in Ramsey.

6.10.10 The application does also proposal a new nursery within the neighbourhood centre of the development. A community hall is also proposed. These will have an appropriate and beneficial uses to the new and existing residents in the area. Community Policy 2 seeks new community facilities should be located to serve the local population and be accessible to non- car users.

6.10.11 In terms of local shops, there is no local convenience provision in the northern area of the town. Shoprite (soon to be Tesco) supermarket is within approximately 2km of the site. It is not considered the proposal of a two retail units (total 286sqm) onsite would harm the retail element of Ramsey town centre. Furthermore, this level of development is generally supported by the IOMSP as Business Policy 10 indicates that retail development will be permitted only in established town and village centres, with the exceptions of neighbourhood shops in large residential areas. The two retail units are generally larger than what is generally permitted as a "neighbourhood shops" which is defined in the IOMSP as; "not normally comprise more than 100sq metres of floor space". However, as outlined earlier, there are no retail units within this existing area or nearby residential estates which have been built over a number of decades without any such provisions.

6.10.12 Furthermore, given the retail units, community hall and nursey and large children's play area and playing fields are all within close proximity to each other, this is reasonable to be considered to form a "neighbourhood centre". On this, the IOMSP indicates: "The provision within residential areas of small shops, often combined with sub-post offices and off-licence facilities, occupies an important place in the range of shopping facilities available. Many people are dependent on such shops, these being the only shops to which access can be gained easily on foot, without relying on public or private transport. In addition, such a facility may not only be considered a desirable service, but may also serve as a focus of community life and help sustain a small community."

6.10.13 Accordingly, it is considered the level of retail units proposed would serve the proposed dwellings and existing residential properties are at a sufficient and appropriate scale, without having an adverse impact upon Ramsey Town Centre and therefore comply with BP10. Furthermore the provision of a neighbourhood centre could meet the aims of CP 1 & 2 and be beneficial to existing and new residents of the area.

6.11 ENVIRONMENTAL PROTECTION ISSUES (NOISE) (General Policy 2) 6.11.1 A concern has been raised from The Coach House where a kennels/doggy day care operate from. Concerns is raised that having the site being developed for main residential purposes will increase pressures on their business due to the potential future residents complaining of noise created by dogs barking.

6.11.2 The Department sought advice on this matter form Environmental Health (DEFA), who did raise initial objection to the development on the following grounds;

"Following the receipt of complaints from the residents of Grand Island about nuisance dog barking coming from the neighbouring Coach House Kennels and Cattery, a statutory noise nuisance abatement notice was served on the business. The business has operated boarding kennels in line with planning approval for many years and has also recently obtained a certificate of lawful use for the operation of 'doggy day care' facilities at the site. There is no guarantee that we will be successful in enforcing the requirements of the notice if it is breached and I have concerns that future occupiers of the proposed development may be subject to unreasonable levels of noise if it goes ahead."

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6.11.3 In response the applicants have submitted "A Noise Assessment" undertaken by Resound Acoustics Limited, which has considered the potential impacts of noise to future residents of the development. This included sound measurements from the site to observe noises levels in the area and from the kennels. It should be noted that this application cannot deal with any issues at the source of the noise. As outlined from Environmental Health they have issued a Noise Abatement Notice on the business and it is their own Legislation which requires to take the appropriate action, if needed.

6.11.4 The Noise Assessment concludes;

"...7.6 The assessment outcomes during the daytime are considered to be broadly acceptable, and while the numerical assessment suggests that the evening and night-time outcomes are more adverse, the kennels was observed to be largely silent during these periods and the adverse outcomes are linked to the precautionary assumption that it could be noisy, rather than it actually being noisy.

7.7 Furthermore, should the current nuisance action be successful, it is expected that dog sound levels at the Vollan Fields site will reduce from the levels measured for this report. If the action is not successful, it is expected that the noise levels will remain at current levels.

7.8 On balance, it is considered that noise from Coach House Kennels and Cattery is unlikely to lead to complaints from future occupants of Vollan Fields, should it be permitted, and specific mitigation measures are not warranted to protect future occupants against it. Notwithstanding this, Hartford Homes intends to install some form of mechanical ventilation in Plots 1 to 6, 35 to 41, and 146 to 153 inclusive, should Coach House Kennels and Cattery remain in operation at its current levels. The plots proposed to have some form of mechanical ventilation are shown in Figure G.4 in Appendix G

7.9 On the basis of this assessment, it is considered that noise from Coach House Kennels and Cattery should not be considered a bar to the proposed development."

6.11.5 In terms of the system mention in paragraph 7.8 above i.e. the Mechanical Ventilation with Heat Recovery (MVHR), this is a system which delivers fresh filtered air into a building without creating uncomfortable drafts, and without creating excessive demand on heating and cooling systems. It works by recovering the thermal energy from the air within the building and using this to precondition the outside fresh air as it is drawn into the building. It works equally well in both summer and winter. Essentially, this system is proposed to be installed to Plots 1 to 6, 35 to 41, and 146 to 153 inclusive, which are the dwellings closest to the kennels and potential reduce the need to open windows to these properties. It does have further benefits as is the only form of ventilation that cuts out almost all of the ventilation heat losses, which make up to 30% of the heating demand of a dwelling and is predictable and consistent in providing the required amount of fresh air into each room, as well as extracting stale and polluted air where needed. This system is general used in low energy building/Passivhaus. The inside air quality is generally also greater. Accordingly, while the applicants have proposed this measure as a mitigation method, the occupants of these dwellings arguable may have a greater air quality within their properties and decreased energy requirements.

6.11.6 Following the submission of this Noise Assessment, Environmental Health have considered this information and raise no objection, subject to a condition being attached for the mitigation measures outlined.

6.12 LOSS OF AGRICULTURAL LAND (Environment Policy 14). 6.12.1 Concern has been raised that the proposal would result in the loss of agricultural land, which in turn reduces the Island self-sufficiency for food. In terms of planning policy Environmental Policy 14 considers the loss of agricultural land, namely the versatile agricultural

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land. The site has been rated as having a 2/3 class, i.e. an equal mixture of Class 2 and 3 soil. The highest quality soil is Class 1 and the lowest is Class 5. The IOMSP states;

"...A recent study on agricultural soils on the Isle of Man(1) revealed that the majority of the agricultural land on the Island (80.26%) fell within Class 3, based on the land use capability class system in England and Wales (classes range from Class 1 to 5, with Class 1 being the most versatile land). Class 3 land characteristics can be summarised as land with moderate limitations which restrict the choice of crops and/or demand careful management. Only 4.87% of agricultural land falls within Classes 1 and 2. According to the agricultural land use capability map (figure 4 of the study), all of the Class 1/2 land of which Class 1 is the dominant class can be found in the south of the Island to the east of Ballasalla. New Area Plans will include a general presumption against the release of Class 1 and 2 agricultural land for development.

The highest level of protection will apply to the highest graded quality of land with Classes 1 and 2 soils being afforded most protection from development and being taken out of agricultural use. Where there is a proposal to develop land which is categorised in the Agricultural Soils of the Isle of Man report as being mixed Classes 2 and 3, those wishing to develop the land should ascertain which parts of the site represent higher grade of soil with these parts being avoided for development purposes."

6.12.2 In terms of the last paragraph of the previous text, the applicants are proposing to develop the entire site and therefore there would be the loss of Class 2 and 3 land. This weighs against the application.

6.12.3 As outlined, the site is not within the highest Class of soil quality, although is essentially above average. The EP14 indicates that for this Class of land (2/3) the permanent loss of important and versatile agricultural land (Classes 1-2) will not be permitted except where there is an overriding need for the development, and land of a lower quality is not available and other policies in this plan are complied with. This policy will be applied to (a) land annotated as Classes 1/2 on the Agricultural Land Use Capability Map; and (b) Class 2 soils falling within areas annotated as Class 2/3 and Class 3/2 on the Agricultural Land Use Capability Map. In needs to be noted that the site is designated for development and therefore when the local plan was adopted there was an acceptance that the agricultural land would be lost. This weighs in favour of the development.

6.12.4 In terms of need of the development this is addressed within section 6.2 of this report. Again this weighs in favour of the development.

6.12.5 Accordingly, while the loss of the agricultural land is unfortunately, it is considered the merits of the proposal could be considered to outweigh the loss and comply with EP14, especially given the land is designated for development.

6.13 Climate Change/ UNESCO Biosphere Status (Climate Change Act 2021 and The Strategic Aim, Strategic Policy 1, Energy Policy 5 of the IOMSP) 6.13.1 In terms of the Climate Change Act this has now received Royal Assent; however, has not yet become enacted (Appointed Day Order has not yet been agreed for it to come into force) and therefore has only limited material planning weight. However, it does give a clear direction of travel. The Residential Design Guide 2021 (RDG), specifically relating to "Sustainable Construction" which does include a number of aspects including, construction materials, building design and climate change resilience. It should be noted that should the Act become into force, there is further work to be undertaken for each of the following topics; "(a) demonstrate that the application has been made having regard to the following climate change policies - (i) the maximisation of carbon sequestration; (ii) the minimising of greenhouse gas emissions; (iii) the maintenance and restoration of ecosystems;

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(iv) biodiversity net gain; (v) the need for sustainable drainage systems; and (vi) the provision of active travel infrastructure; or (b) explain why consideration of one or more of those polices is not practicable in relation to the proposed development." 6.13.2 In relations to sustainable construction/climate change measures the applicants have indicated the following which again address some of the points raised by the Act and the RDG; "The Planning Statement covers in detail how the proposals constitute sustainable development. The key points are summarised below: o The land is zoned for mixed uses, including for residential use. o The development site is in close proximity to local services and is situated on a bus route and connects to existing footpaths, which would encourage walking and cycling, and reduce car use, in accordance with the Island's Active Travel ethos. o The proposed design seeks to make the most efficient use of the application site whilst providing the required pubic open space. o Manx Wildlife Trust has carried out a survey of the site and produced a 'Preliminary Ecology Assessment', as well as assisting with the landscape design of the site. The existing site is shown to not be of high ecological value. o The existing development site is currently agricultural fields used for grazing. The proposed development includes new trees and shrub planting, increasing the current canopy cover, to provide additional ecological habitat and improve biodiversity. o The use of modern construction methods achieves good thermal insulation levels and reduce energy use. o Use of efficient heating systems and controls, including Air Source Heat Pumps and roof mounted PV panels. o Natural daylight into habitable rooms is maximised to reduce use of artificial lighting. o Low energy LED light fittings will be used throughout the development o Water efficient sanitary appliances is used throughout. o Provision is made for electric vehicle charging points to be fitted if required. o Construction materials and labour would be sourced locally where possible, to reduce the carbon footprint of the development. o Provision of cycle stores for properties with no garages. o Surface water will be disposed of sustainably subject to agreement with the drainage authority. It can be seen that significant steps have been taken to make this one of the most sustainable developments of its type, which would help with climate change mitigation whilst also providing much needed homes for the north of the island, to support Ramsey's position as a Service Centre." 6.13.3 Within the representation section of this report comment has been made that the IOM UNESCO Biosphere Status. Under the Biosphere the IOM as a whole is split into three zones, Core, Care and a Sustainable Development Zones. The majority of the Island is zoned within a Care Area. All parts of the application sites are within a "Sustainable Development (Transition) Areas". This is described as; "within a Towns, Villages, Man-made surfaces including Buildings, Rail and Roads". Further the "Sustainable Development Area" covers our urban areas and all remaining areas outside of Core and Care Zones, with a focus on developing our communities and economy in a responsible way. 6.13.4 It should be noted that the purposes of the Biosphere Status is not intended to raise new restrictions additional to the usual considerations for wildlife and the countryside, though it is clear that it does bring special emphasis and an international focus on the protection of sites on the Isle of Man and sustainable forms of development in appropriate places. Further the "The Zonation Guide for Appropriate Uses" suggests that development in such "Sustainable Development Zone" are both "allowable and encouraged". The emphasis of the Biosphere status is on promoting innovative approaches to sustainable development, so the question is essentially, is the development sustainable, in terms of its positive or negative effects on the environment, society and economy, taking account of the specific proposals and the site and position.

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6.13.5 It is worth noting that there are no specifically planning policies which restrict development because of the UNESCO Biosphere status. However, it would appear from existing planning policies seeking to protect the environment/ecology etc (and other legislation within DEFA) are still in place to ensure the impacts to the most sensitive areas like the "Care & Core Zones" are still protected from development which causes harm, as well as sites within a "Sustainable Development Zone". Overall, the proposal sitting within a "Sustainable Development (Transition) Areas" would not go against the aims of the UNESCO Biosphere. 6.14 ARCHAEOLOGY 6.14.1 As part of application an "Archaeological Desk-Based Assessment" has been undertaken to determine the archaeological potential of the site, namely the "main development site". There are no designated archaeological assets (Ancient Monuments or Registered Buildings) within the study site itself. This assessment indicates; "In March 2023, a geophysical survey was undertaken at the study site. The survey detected a limited number of anomalies, the majority of which were interpreted as being associated with agricultural activity in the form of former field boundaries, a possible trackway, and evidence for ploughing. It is likely that such features date to the Post-Medieval and Modern periods and of limited archaeological interest." 6.14.2 And "Based on the assessment undertaken, there is considered to be a moderate to high potential for archaeological remains dating to the Prehistoric period within the study site of local to regional significance. There is considered to be a low potential for all remaining periods. Agricultural activity from the Medieval period onwards is considered likely to have had a low to moderate, but widespread, negative impact on below ground archaeological deposits.

Due to the potential for below-ground Prehistoric deposits within the study site, should Manx National Heritage consider that further archaeological investigation is necessary, then the next stage of investigation should consist of a programme of trial trenching informed by the results of the previous geophysical survey."

6.14.3 No objection to the application has been received from Manx National Heritage in terms of the findings of the report in terms of archaeology. 6.15 Other Matters 6.15.1 A indicative phasing plan has been initially submitted with the application which splits the site into four phases, these being; o First phase- the new access onto Bride Road, eastern section of main estate road and southern section of dwelling houses; o Second phase - the new access onto Andreas Road and the remainder of the main estate road and dwelling houses to the northern and southern central parts of the site; o Third phase - dwelling houses to north west corner of the site; and o Fourth Phase - dwelling houses to south-western part of site (21 dwellings), neighbourhood centre, largest area of POS and children play area.

6.15.2 The Department raised some concern with this proposal with the largest area of POS and largest children play area and the neighbourhood centre being within the last phase and sought whether some of these elements could be brought to an earlier phase. The applicants have indicated that the second phase could include the largest area of POS and largest children play area (south-western part of site). The neighbourhood centre would still be in the fourth phase as they raise concerns of viability of the scheme; albeit this fourth phases would also include an increased total of 32 dwellings, some of which are the largest housing types proposed. 6.15.3 It is considered this proposal in principle the Department would support and therefore a condition should be attached for a further phasing plan to be submitted. This phasing plan would also likely need to tie in with other elements of the proposal. 7.0 SECTION 13 LEGAL AGREEMENTS

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7.1.1 The applicants have agreed with the Housing and Estates (DOI) and the Department that 38 affordable units will be provided onsite and the commuted sum payment for the 0.25 unit (£7,500) will also be made.

7.1.2 In respect of a Public Open Space the applicants have confirmed that an agreement has been agreed with Ramsey Commissioners to adopt the areas of POS and children's play areas/equipment.

7.1.3 The S13 agreement should also provide details of a scheme for a long-term habitat enhancement and management plan for the fields to the "land to the east of Royal Park".

7.1.4 S13 financial contribution for Microprocessor Optimised Vehicle Actuation (MOVA) installation at Ramsey Parliament Square signals on commencement of the development - likely to be no more than £15,000.

8.0 CONCLUSION 8.0.1 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 Roya; Park" is designated as "Proposed Public Open Space" under the Ramsey Local Plan 1998.

8.0.2 The "main development area" will clearly chance 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 Ramey 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 meeting the overarching aims of the IOM Strategic Plan i.e. "Towards a Sustainable Island" and other Government strategies outlined in this report.

8.0.3 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.

8.0.4 There proposed development will not result in an unacceptable risk from flooding on or off site.

8.0.5 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.

8.0.6 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.

8.0.7 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.

8.0.8 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.

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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.

8.0.9 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. 8.0.10 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.

9.0 INTERESTED PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 9.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.

9.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __

This Officer recommendation to approve this application subject to the applicant entering into a legal agreement was originally considered at a meeting of the Planning Committee 8/7/24 where the members determined to approve the application subject to a legal agreement securing provision of

Affordable Housing

Public open space

And a contribution toward traffic management

At that meeting the Members wished it minuted that once such agreement was in place the decision to approve the application could be made under the authority delegated to an appropriate officer of the Directorate.

In accordance with that instruction, this application has been ultimately determined in that manner.

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I can confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to the it by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : ...Permitted... Committee Meeting Date:...08.07.2024

Signed :...C BALMER... Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.

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PLANNING COMMITTEE DECISION 08.07.2024

Application No 23/00744/B Applicant Hartford Homes Proposal 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 Site Address 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 Principal Planner Chris Balmer Presenting Officer As above Addendum to the Officer Report

The Planning Committee approved the application (08.07.2024) subject to the additional changes to the conditions as recommended

C 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).

C 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;

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ii) 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.

C 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).

C 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).

C 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).