10 April 2006 · Planning Committee (Secretary Planning Committee)
Field 134276, Gardeners Lane, Ramsey, Isle Of Man, IM8 2tr
The proposal is for a major residential development on land divided by a distributor road into Area 2 (medium/high density with 26 semi-detached dwellings, 69 terraced dwellings, 42 apartments) and Area 3 (low density 38 self-build plots), including roads, sewers, flood protection bunds to 5.90m level, drainage, and pu…
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The officer concluded that 'the development proposed by the planning application meets the requirements of the [West Ramsey Development Framework]' after detailed assessment against its provisions on …
West Ramsey Development Framework
Framework requires development only in accordance with approved scheme for whole area, covering land use (housing zoned), housing density (Area 2: 15-30 dph; Area 3: 12-15 dph), design/open space, nature conservation (minimise disturbance), archaeology, highways/pedestrian links/car parking per 1982 standards, flood protection to 5.75m, separate drainage systems agreed with authority, phasing with distributor road links. Officer assessed proposal compliant after amendments, with densities fitting suggested ranges (Area 2: 137 in 75-150; Area 3 lower due to flood/drainage/land constraints), flood bunds at 5.90m, drainage approved, highways acceptable.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to drawing no.s 2290.001, 2290.100.F South, 2290.102.C, 2290.103.B, SH/FT2 & FT3/05, SH/FT2 & FT3/06, SH/F3(T)/01 rev. C, SH/F3(T)/02, SH/F3(T)/20 rev. A, SH/GA(6)/01 rev. A, SH/GA(6)/02 rev. A, SH/GB&H/01 rev. A, SH/GB&H/02 rev. A, SH/GB&H/03 rev. A, SH/H(Terrace)/01 rev. A, SH/H&M(Terrace)/03, SH/H&M(Terrace)/04, SH/H(T)/20 and SH/H(T)/30 rev. A date stamped the 9th February 2005 and drawing no. 2290.101.G North date stamped the 15th November 2005.
Legal agreement
No development shall commence until a legal agreement, in accordance with Section 13 of the Town and Country Planning Act 1999, has been concluded between the applicant/developer and the Department of Local Government and the Environment. This agreement must relate to: a) the provision of affordable housing units, in accordance with the Department's House Purchase Assistance Scheme 2004, within the development; and b) the arrangements for the future maintenance of all flood protection measures, as per condition no.s 4 and 5 of this approval.
Flood protection design
No development shall commence until full details of the design and construction of the flood protection measures have been submitted to and agreed by the Planning Authority.
Flood protection implementation
No dwelling shall be occupied until the flood protection measures have been constructed in full and in accordance with the details approved in response to condition no. 4 of this approval.
Area 3 phasing scheme
No development shall commence within area 3 until a scheme detailing the phasing of that area has been submitted to and agreed by the Planning Authority. Such scheme must include: a) the sub-division of the area into a minimum of five phases; b) a schedule of the order of construction of the phases; c) provision for no more than two consecutive phases, excluding infrastructure works, to be under construction at any one time; d) a total maximum time for completion of the whole area, after which time permission will expire; and e) provision for any unbuilt land within the area being graded, seeded and turned over to green open space.
Area 3 design brief
No development shall commence within area 3 until a design brief for the area has been submitted to and agreed by the Planning Authority. Such design brief must define: a) a portfolio detailing a maximum variety of ten different types/designs of dwelling that can be built on any one plot within area 3; b) a palette of brick, render and roof types and colours; c) a requirement that dwellings are no greater in height than two storeys, not including the use of roof space as a habitable storey; d) a requirement that any dormer windows used within the development are of a pitched roof form and design; e) a requirement that no dormer windows be constructed above second floor level within any one dwelling; f) a requirement that dwellings are designed with roof pitches no greater than 45 degrees; g) a requirement for a minimum distance of ten metres from the rear elevation of any one dwelling to the rear boundary of its plot curtilage; h) a requirement for a minimum distance of four meters from the front elevation of any one dwelling to the front boundary of its plot curtilage; and i) a car parking requirement for the provision of a minimum of two car parking spaces within the curtilage of each dwelling.
Materials approval
No development shall commence until details of the colour and material finishes to be used in the construction of the external elevations of the development have been submitted to and agreed by the Planning Authority.
Landscaping scheme
No development shall commence until full details of both hard and soft landscape works have been submitted to and agreed by the Planning Authority and these works shall be carried out as approved. All planting, seeding or turfing comprised in the approved landscape works must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, become seriously damaged or become diseased must be replaced in the next planting season with others of a similar size and species.
Distributor road construction
No dwelling shall be occupied until the distributor road has been, to the satisfaction of the Planning Authority, constructed right up to the eastern boundary of area 2 and 3, as shown in drawing no. 2290.100F South date stamped the 9th February 2005 and drawing no. 2290.101G North date stamped the 15th November 2005.
Estate roads and footpaths
No dwelling shall be occupied until the estate road has been constructed to at least base course level and adequately lit from the junction with the adopted highway up to the access to the dwelling to the satisfaction of the Planning Authority after consultation with the Highway Authority.
Surface water drainage
There must be no discharge of surface water to the main foul sewerage system.
Archaeological watching brief
The Manx Museum and National Trust must be informed of the date of the commencement of development and be given access at all reasonable times and reasonable opportunity to inspect the site, observe all excavations and investigate any archaeological features that may be exposed.
no objections subject to conditions
no adverse traffic impacts
no longer object re amended plans
in accordance with West Ramsey Development Framework and therefore acceptable
amendments sufficient to address concerns, objection withdrawn
Manx National Heritage objects strongly to the development due to environmental, ecological, landscape, and archaeological concerns, recommending an Environmental Impact Assessment; Ramsey Town Commissioners offer conditional no objection with specific flood protection and draina…
Key concern: need for Environmental Impact Assessment due to flood risks, ecological damage, and archaeological potential including Battle of Skyhill
Manx National Heritage
Objectionwe must question the appropriateness of residential development so close to the Sulby river; development over such a significant battlefield would be inappropriate; the document is fundamentally flawed; the current application is based on a draft document and is therefore premature
Conditions requested: undertake environmental assessment including ecological, geological, topographic, archaeological surveys and flood management before proceeding
Manx National Heritage
Objectionthe planning application as it stands does not make any reference to the environmental effects of the proposed development
Conditions requested: subject proposed development to environmental impact assessment
Ramsey Town Commissioners
Conditional No Objectionthe Board resolved not to object... subject to various matters as detailed below
Conditions requested: Department of Transport policies ensuring development protected from flooding stated; Department of Transport adopt and maintain proposed bund wall as main river with developer commutation sum; designate land between Sulby River and bund as main river; all foul and surface water drainage comply with Manx Sewers for Adoption to satisfaction of Ramsey Town Commissioners and Department of Transport Drainage Division; proposed attenuation area designed for maintenance and repair with suitable depth gauges; all construction traffic use Gardeners Lane or Poyll Dooey Road, no access via Greenlands Avenue and Lezayre Housing Estate; proposed distributor road provided up to boundary with adjacent landowners
IOM Constabulary
ObjectionI would wish to object to planning permission being granted in respect of this application; Satellite car parks create anonymity for offenders
Conditions requested: relocate toddlers play area to centre of POS with defined boundary, metal railings, single entry; consider alleygating for rear footpaths; increase natural surveillance for parking areas via boundary treatments or within curtilage parking
IOM Water Authority
Conditional No Objectionrequest that a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes
Conditions requested: applicant must contact Authority to ensure connection obtained for water supply or amendment under Water Supply Byelaws; for multiple connections contact IoMWA Planning and Projects Section tel. 695958
IOM Water Authority
Conditional No ObjectionConditions requested: for connections comprising more than single connection or new mains/hydrants, contact IoMWA Planning and Projects Section tel. 695958
