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Application No. : 03/00790/B Applicant : Heritage Homes Ltd Proposal : Residential estate development comprising of roads, plots, sewers, flood protection measures, drainage, public open space and layout for 26 semi detached dwellings, 69 terraced dwellings, 42 apartments and 38 self build plots. Site Address : East Of Gardeners Lane Between Greenlands Park And Poylldooey Nature Reserve Off Gardeners Lane Poylldooey Ramsey
Case Officer : Mr A Holmes Photo Taken : Site Visit : Expected Decision Level : Committee Decision
Mr A Jessopp Ms D Saltwell Mrs V Porter Mr & Mrs Martin Merril & Greenwood. Mr & Mrs G Broughton Mr W Young Mr & Mrs K Martin Mr A Bell MHK
Consultee : IOM Water Authority Notes: see comments
Consultee : Chief Fire Officer Notes: comments
Consultee : Director Of Education Notes: concerns
Consultee : Manx National Heritage Notes: comments
Consultee : Inland Fisheries Development Manager Notes : comments
Consultee : Ramsey Town Commissioners Notes : no objections, request deferral next meeting 20.4.05 re amended plans
Consultee : Disability Access Officer Notes : comments
Consultee : Community Safety Unit Notes : comments, no longer object re amended plans.
Consultee : Daff - Wildlife & Conservation Officer Notes : Daff would like to withhold commenting firther until final draft of west Ramsey develop. framework complete.
Consultee : S.P.M.C. & E. Notes : see comments
Consultee : Drainage Division Notes : defer
Consultee : Highways Division Notes : no adverse traffic impacts
The planning application seeks approval for a residential development comprising of roads, plots, sewers, flood protection measures, drainage, public open space and layout for 26 semi detached dwellings, 69 terraced dwellings, 42 apartments and 38 self build plots on land in the West Ramsey/Poylldooey area of Ramsey. The application site is located on the eastern side of Gardeners Lane to the north of the Greenlands Estate and the south of Poylldooey Nature Reserve.
The proposed development is intersected by a proposed distributor road, running east to west through the application site, which effectively divides the application site into two areas. The applicant, presumably taking their cue from the referencing in the West Ramsey Development Framework, refers to the area to the north of the distributor road as area 3 and the area to the south as area 2. I intend to use the same referencing within this report.
The planning application comprises of roads, plots, sewers, flood protection measures, drainage and public open space for both areas. In addition to this the planning application comprises of full details of the design and layout of 137 dwellings on area 2. The planning application proposes area 3 to be developed on a self-build plot by plot basis.
The proposed development of 137 dwellings on area 2 comprises of 12 three bed semi-detached dwellings with garages, 14 three bed semi-detached dwellings with garage space, 36 three bed
terraced dwellings, 33 two bed terraced dwellings and 42 two bed apartments. 266 car parking spaces are provided within area 2, which equates to a level of just under two spaces per dwelling (1.94).
The proposed development on area 3 forms a proposed layout for 38 self-build plots. The application site and planning application includes the provision of a new roundabout at the end of Gardeners Lane to service the application site and adjacent land.
The planning application has been with the Department for a lengthy period of time and follows on from previously withdrawn planning applications.
87/01945/A - Approval in principle to erection of approx. 15 industrial units. Part of field 8183, Gardeners Lane, Lezayre. Initially approved 8/1/88, confirmed approved at review 23/6/88.
88/00666/A - Approval in principle to the layout of roads, sewers and plots. Field 8183 adjacent Milntown Cottage, Gardens Lane, Lezayre. Initially refused 2/9/88, confirmed refused at review 19/1/89.
91/00575/A - Approval in principle for mixed residential scheme, business/industrial park & landscaping. Land at Poylldooey, Ramsey. Initially refused 25/10/91.
91/01487/A - Approval in principle for mixed residential scheme, business/industrial park & landscaping. Land at Poylldooey, Ramsey. Initially approved 22/1/92, confirmed approved at review 9/7/92 and confirmed approved at appeal 3/2/93.
00/02041/A - Approval in principle for change of use of land for mixed purposes including, residential, commercial/retail, business park, industrial and car parking. Land off Gardeners Lane, Poylldooey, Ramsey. Initially refused 13/6/01.
00/02042/B - Residential development comprising roads, plots, sewers and 120 dwellings Phase 1. Land off Gardeners Lane, Poylldooey, Ramsey. The application was withdrawn before any decision made.
01/01462/A - Approval in principle for residential and business park development. Land off Gardeners Lane, Poylldooey, Ramsey. The application was withdrawn before any decision made.
02/01909/B - Residential estate layout comprising roads plots and sewers and 54 dwellings with highway amendments. North of Ramsey Power Station and west of Gardeners Lane, off Gardeners Lane, Poylldooey, Ramsey. The application was withdrawn before any decision made.
03/01846/B - Residential estate development comprising of roads, plots, sewers and layout for 26 semi detached dwellings, 14 terraced dwellings, 10 apartments, 1 childrens nursery, 1 public house with managers accommodation and 2 lock up retail units. North of Ramsey Power Station and west of Gardeners Lane, off Gardeners Lane, Poylldooey, Ramsey. This application is still current.
05/01191/A - Approval in principle for the erection of a manufacturing plant for the processing and packaging of medical foods including R & D and administration facilities. Land at Poylldooey, Gardeners Lane, Ramsey. The application was withdrawn before any decision made.
PLANNING POLICY
The application site is within the area covered by the West Ramsey Development Framework (hereafter referred to as the framework document). This framework document was written in response to the provisions of the written statement (Planning Circular 2/99) that supports the Ramsey Local Plan, which requires that the "development of this land should be undertaken only in accordance with an approved scheme for the whole area".
The framework document was published as a consultation draft document in January 2003 and following a comprehensive consultation process the finalised version was published in March 2004. In terms of timescales this planning application was originally submitted prior to the completion of the consultation process for the framework document. However, the proposed development was substantially amended in response to the provisions of the finalised version of the framework document. These amendments, which were accompanied by a detailed planning statement, were properly advertised.
The main considerations from the framework document in relation to this planning application can be categorised as land use, housing, open space, nature conservation, archaeological assessment, highways, car parking, flood protection, drainage and phasing.
Land use In terms of land use the framework document broadly reflects the zoning within the Ramsey Local Plan. The application site for this planning application covers area 2 and 3 of the key diagram for the framework document, which is specifically zoned for housing. The provision of a distributor road is intended to divide the two areas.
Housing In terms of the specifics of the housing, the framework document intends area 2 to be potentially developed for medium/high density housing ( 15-30 dwellings per hectare) and area 3 to be potentially development for low density housing ( 12-15 dwellings per hectare).
Design and open space The framework document requires the design of the dwellings and layout to be properly explained and to take into account the principles of designing out crime. Appropriate levels of open space provision will be required to be provided within the two areas of residential development. The development of area 2 should include provision for affordable housing under the first time buyer scheme.
Nature conservation and archaeological assessment With regard to nature conservation the framework document recognises that it is inevitable that the existing ecology will be affected by the development of West Ramsey but requires any such disturbance to be as minimal as possible. The framework document recognises that the West Ramsey area could potentially contain sites of archaeological interest and that appropriate measures need to be put in place accordingly.
Highways and car parking In terms of highways the development framework identifies that the design of the distributor road will need to take account of a number of issues including drainage, flood protection and access arrangements. Public footpaths and pedestrian links need to be taken into account in respect of the design of the residential development. The framework document requires car parking to be provided in accordance with the standards within the Isle of Man Planning Scheme (Development Plan) Order 1982 until such time that those standards are superseded by any standards within the Isle of Man Strategic Plan.
As the West Ramsey area has previously been affected by a combination of river and tidal flooding the development framework requires new residential development to be protected in an appropriate manner. The conclusions of the report commissioned by the Department of Transport into flooding at Sulby, produced by Bullen Consultants, provided an input into future implications for this issue. As a result new residential development should be built in a manner that protects it from flooding at a level of 5.75 metres. It is recognised that the flood protection measures can be handled in a number of different ways.
In terms of drainage the framework document basically requires drainage arrangements to be undertaken in agreement with the Drainage Authority. Foul sewage and surface water run-off should be collected and disposed of via separate systems. Foul sewage should be drained by gravity to the pumping station next to the Sulby River on Poyldooey Road and where this is not practical it should be pumped to a point where it can be drained by gravity. Surface water run-off can be drained to the Sulby River subject the possible use of attenuation measures. The framework document requires agreement with the Drainage Authority.
The framework document defines a basic phasing schedule for the development of the West Ramsey area. In terms of this planning application the proposed development is required to include highway and infrastructure to connect into the adjacent areas as part of any future development.
Given the age and complexity of the planning application I have summarised the representations in order of the date of their receipt. (Not dated but assumed to have been received on or before 22/7/03) The Isle of Man Water Authority made no specific comment on the merits of the planning application but requested that an informative note be attached to any approval decision notice. (22/7/03) The Isle of Man Fire and Rescue Service made no specific comment on the merits of the planning application but recommends that they be consulted with regards to the positioning of fire hydrants, access arrangements for fire appliances and the provision of appropriate fire precaution measures. (24/7/03) Andrew Jessopp has stated that given the potential for flooding he does not believe that the land is appropriate for built development. Notwithstanding the objection to the principle he does support the idea of self-build plots on the basis that any housing is environmentally friendly. (29/7/03) The Department of Education made no specific comment on the merits of the planning application but advised of their concerns regarding the ability of the existing school infrastructure within Ramsey to be able to accommodate additional pupils. (30/7/03) The owners and/or occupants of 4 Gardeners Lane advised that whilst they were not opposed to the development going ahead they were concerned about the increase in the level of traffic. (30/7/03) The Disability Access Office made no specific comments on the merits of the planning application but recommended that the needs and requirements of disabled access are considered.
(6/8/03) Manx National Heritage referred back to their comments in response to the draft version of the West Ramsey Development Framework. They consider that the planning application does not address the various environmental concerns raised within the draft version of the West Ramsey Development Framework and that it should be subject to an environmental impact assessment. (5/8/03) The owners and/or occupants of 81 Lezayre Park object to the planning application. Their objection can be summarised as concern that the increased level of traffic will be detrimental. (6/8/03) The owners and/or occupants of Poyldooey House advised that they had concerns regarding the impact on their existing water supply, the self-build element of the proposed development, water drainage issues and flood protection measures. (6/8/03) The owners and/or occupants of 77 Lezayre Park object to the planning application. Their objection can be summarised as concern that the increased level of traffic will be detrimental. (6/8/03) Ramsey Town Commissioners requested that any decision be deferred pending the outcome of further discussions, particularly in respect of drainage issues and flood protection measures. (7/8/03) The Department of Agriculture, Fisheries and Forestry Inland Fisheries Manager advised that they considered the planning application to be premature until such time that the West Ramsey Development Framework had been finalised. (7/8/03) The owner and/or occupant of 47 Lezayre Park objected to the planning application. Their objection can be summarised as concern regarding the suitably of the land for development, the impact on wildlife, the potential flooding issues and the service infrastructure provision. (8/8/03) The Department of Transport Highways Division requested additional information from the applicant in order to assess the planning application. (20/8/03) The Department of Transport Highways Division advised that they considered there to be no adverse traffic impacts arising from the proposed development. (29/8/03) Ramsey Town Commissioners deferred any decision until the approval of a final version of the West Ramsey Development Framework. (1/9/03) The Department of Transport Highways Division advised that they considered there to be no adverse traffic impacts arising from the proposed development. (1/9/03) The Isle of Man Water Authority made no specific comment on the merits of the planning application but requested that an informative note be attached to any approval decision notice. (1/9/03) Manx National Heritage referred back to their comments from the letter received on the 6th August 2003. (1/9/03) The owner and/or occupant of 47 Lezayre Park maintained their objection to the planning application. (2/9/03) Ramsey Town Commissioners advised that they had no objection to the proposed development. (2/9/03) The owner of Young's Yard, Ramsey, objected to the planning application. Their objection can be summarised as concern that the development was within a known flood plain, that the service infrastructure is inadequate and that there is no actual need for the proposed development. (3/9/03) The Disability Access Office made no specific comments on the merits of the planning application but recommended that the needs and requirements of disabled access are considered.
(4/9/03) The Police Architectural Liaison Officer raised concerns about certain aspects of the proposed development in relation to the idea of designing out crime. (4/9/03) The Department of Transport Highways Division advised that they considered there to be no adverse traffic impacts arising from the proposed development. (5/9/03) The Department of Agriculture, Fisheries and Forestry Wildlife and Conservation Officer recommended that an environmental impact assessment was required and that no decision should be taken until the approval of a final version of the West Ramsey Development Framework. (17/2/05) The Isle of Man Fire and Rescue Service made no specific comment on the merits of the planning application but recommends that they be consulted with regards to the positioning of fire hydrants, access arrangements for fire appliances, the provision of appropriate fire precaution measures and the implications of the Fire Precautions (Flats) Regulations 1996. (17/2/05) The Disability Access Office made no specific comments on the merits of the planning application but recommended that the needs and requirements of disabled access are considered. (22/2/05) The Police Architectural Liaison Officer advised that the amendments made to the proposed development were sufficient to address their previous concerns and withdrew their objection to the planning application. (23/2/05) The Isle of Man Water Authority made no specific comment on the merits of the planning application but requested that an informative note be attached to any approval decision notice. (Not dated but assumed to have been received between the 23/2/05 and 2/3/05) The Society for the Preservation of the Manx Countryside and Environment advised that they considered the proposed development to be in accordance with the West Ramsey Development Framework and therefore to be acceptable. (2/3/05) The owners and/or occupants of 81 Lezayre Park maintained their objection to the planning application on the grounds of perceived traffic impact. (3/3/05) The Department of Transport Drainage Division requested that any decision be deferred pending the outcome of their calculations. (4/3/05) The owner of Young's Yard, Ramsey, maintained their objection to the planning application. (7/3/05) The owner and/or occupant of 47 Lezayre Park maintained their objection to the planning application. (24/3/05) Ramsey Town Commissioners deferred making any decision pending the outcome of further discussions with the applicant. (25/10/05) Ramsey Town Commissioners advised that they had no objections to the planning application subject to the conditions.
Assessment of the planning application is best made through the examination of the proposed development against the West Ramsey Development Framework. The proposed development is assessed against the framework document by the applicant within the accompanying planning statement that they submitted as part of the final amendment, received on the 9th February 2005. The following summarises the key points of my assessment of the main issues.
Land use
In terms of land use designation, and therefore the basic principle of development, the proposed development within areas 2 and 3 accords with the designation within the framework document.
Housing
The level of housing (137 dwellings) proposed within area 2 accords with the suggestion within the framework document that the area could provide for between 75 – 150 dwellings. The level of housing (38 dwellings) proposed within area 3 is lower the framework document's suggested 60 – 75 dwellings. However, it should be recognised that flood protection or drainage measures may constrain the overall number and that in any event, primarily for land ownership issues, the application site does not encompass all of area 3 as defined by the key diagram. Overall, the level of housing proposed by the planning application is in accordance with the framework document.
Whilst the proposal clearly entails a development of more than eight dwellings I would suggest that it is only reasonable to adopt a more relaxed approach to the provision of affordable housing. The planning application was submitted a considerable time before the adoption of the affordable housing policy by the Department and the provision of flood protection measures is likely to be constraining the development potential of the site. In terms of the development proposed by the planning application there are 5 dwellings proposed to be made available through the first time buyers scheme within area 2. The applicant does not propose any affordable housing provision within the self-build plots proposed within area 3. The application of the 25% affordable provision for any development above 8 dwellings would require 34 of the 137 dwellings in area 2 and 10 of the 38 dwellings in area 3 to be affordable housing. On the basis that I believe that any approval would have to be the subject of a legal agreement I recommend that the proposed affordable housing is secured as part of that legal agreement.
Design and open space
The design of the proposed layout, both in terms of layout and dwelling design, has been the subject of discussion with the applicants. Generally, I believe that the layout and design of area 2 is acceptable. The scheme appropriately addresses the concerns of the Police Architectural Liaison Officer in terms of taking account the principles of designing out crime.
I have previously expressed concerns regarding the use of the self-build plots in area 3, particularly in relation to the available powers to control their overall development in terms of design and timescale. However the applicant has sought approval for self-build plots and it is that proposal that must be assessed. In order to be content with the development of self-build plots I have concluded that any approval must be subject to control through condition. Such condition should achieve two things, firstly to establish a means of prescribing a schedule of acceptable house types and secondly to control the timescale of overall development. The schedule of acceptable house types is relatively straightforward and would effectively require a portfolio of acceptable house types to be devised. In order to control the timescale of overall development I envisage area 3 being subdivided into five parts and the development of those five parts being suitably controlled. Certain parts will not be able to be commenced until other parts are completed and any part within which development had not commenced within a specified period would thereafter no longer benefit from planning approval. In such event the remaining areas would have to be turned over to open space. The sub-division of area 3 and subsequent control is best explained visually.
The framework document makes reference to providing open space provision in accordance with the standards within the draft Strategic Plan. Whilst the applicant's calculation of open space provision differs from my calculations I would suggest that the level of provision is acceptable as it proposes a number of areas of open space play provision, amenity open space and general public open space. Tallied to this is the proximity of the site to Poylldooey Nature Reserve, the school playing fields at Auldyn School and the open countryside.
03/00790/B
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Whilst the development proposed by the planning application does result in the loss of some existing landscaping the framework document does recognise that it would be virtually impossible, and indeed unreasonable to expect, to develop the area without changing the existing landscape. As such the development proposed by the planning application inevitably results in the loss of some existing hedgerow and the felling of some trees. However, the proposed new planting equates replaces significant amounts of the hedgerows and appears to actually result in more trees within the area. The area of salt marsh adjacent to the Sulby River is unaffected by the proposed development. Overall, I am satisfied that the proposal meets the requirements of the framework document.
In terms of archaeological interest the applicant suggests as there is no evidence that the site has either been designated or identified as a site of potential archaeological interest. As such they do not consider there to be any archaeological reason why the site cannot be development. They do accept that a standard archaeological watching brief may be appropriate. I concur with their stance and recommend that any approval be subject to an archaeological watching brief.
Highways and car parking The form of the principal access roads is governed by the existing alignment of Gardeners Lane and the required alignment of the distributor road, which has to take account of drainage requirements. The application is accompanied by a traffic assessment and following lengthy discussions involving the Department of Transport Highways Division it is my understanding that the proposed highway arrangements are considered to be acceptable. In terms of the framework document the development of the parts of West Ramsey beyond area 2, 3 and 4 will require the completion and connection of the distributor road to Poyldooey Road. The proposed development also introduces a series of pedestrian footpaths and links. I consider these to be in the correct location and therefore to be acceptable.
The car parking provision within the proposed development accords with the requirements of the framework document and is therefore acceptable.
The proposed flood protection measures have been the subject of considerable discussion with the applicant, the Ramsey Town Commissioners and the Department of Transport Drainage Division. The majority of the ground level within area 2 is already above 5.75 metres, with the exception of a small section in the north eastern section of the area. The majority of the ground level within area 3 is less than 5.75 metres, with the exception of an area along the southern section of the area. Basically, the development framework requires flood protection measures to be provided to protect to a minimum level of 5.75 metres. As recognised by the framework document there are several different ways in which this can be achieved. The planning application proposes to erect an engineered earth bund along part of the boundary of area 3 to provide the necessary flood protection measures. Whilst the actual height of the proposed earth bund around area 3 varies no part is lower than 5.90 metres. This satisfies the requirements of the development framework. I consider that the matter of adoption and future maintenance of the flood protection measures needs to be the subject of part of the legal agreement.
Ramsey Town Commissioners are effectively the Drainage Authority for Ramsey, acting as agents for the Department of Transport. Notwithstanding this, due to its complexity the Department of Transport Drainage Division has been involved in discussions throughout the planning application. Following, considerable discussions between all the relevant parties the Drainage Authority, Ramsey Town Commissioners, advised that they are satisfied with the proposed development subject to
specific issues being covered by conditions. Accordingly, I have to conclude that the drainage issues are acceptable.
The development proposed within the planning application accords with the phasing requirements set out within the framework document. Apart from the development of area 4, which is the subject of concurrent planning application 03/01846/B, there will be no further development within the West Ramsey area until the distributor road is constructed and fully linked into the existing Poyldooey Road. As previously mentioned, phasing of the development of area 3 is considered appropriate.
On balance, and after much consideration, I have concluded that that the development proposed by the planning application meets the requirements of the framework document. This conclusion has been made on the basis that a number of issues need to be controlled through legal agreement. Effectively I am recommending approval subject to a Grampian style condition that no development may commence until such time that certain issues have been satisfied and a legal agreement has been concluded between the applicant/developer and the Department.
Recommended Decision: Permitted
Date of Recommendation: 03.02.2006
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. 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.
C 3. 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.
C 4. 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.
C 5. No dwelling shall be occupied until the flood protection measures have been constructed to the satisfaction in full and in accordance with the details approved in response to condition no. 4 of this approval.
C 6. 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 each phase to be completed prior to the commencement of the construction of the next phase; d) a total maximum time for completion of the whole area, after which time permission will expire; and e) provision for the any unbuilt land within the area being graded, seeded and turned over to green open space.
C 7. 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 two storey dwellings do not include the provision of dormer windows; e) a requirement that dwellings are designed with roof pitches no greater than 30 degrees; f) 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; g) a requirement for a minimum distance of four metres from the front elevation of any one dwelling to the front boundary of its plot curtilage; and h) a car parking requirement for the provision of a minimum of two car parking spaces within the curtilage of each dwelling.
C 8. 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.
C 9. 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.
C 10.
No dwelling shall be occupied until the distributor road has been constructed, to the satisfaction of the Planning Authority, to the full extent of the application site, as shown in drawing no. 2290.100.F South date stamped the 9th February 2005 and drawing no. 2290.101.G North date stamped the 15th November 2005.
C 11. No dwelling shall be occupied until the roads within area 2 and the footpaths in area 2 have been completed to the satisfaction of the Planning Authority.
C 12. There must be no discharge of surface water to the main foul sewerage system. C 13. 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.
N 1. The applicant/developer is advised to discuss the provisions of the legal agreement, as required under condition no. 3, with the Planning Authority, the Drainage Authority and Ramsey Town Commissioners.
N 2. The applicant/developer is advised to discuss the details of the design and construction of the flood protection measures, as required by condition no. 4 of this approval, with Ramsey Town Commissioners and the Department of Transport Drainage Division prior to its formal submission to the Planning Authority.
N 3. The applicant/developer is advised to contact the Isle of Man Fire and Rescue Service to discuss the provision of fire hydrants and to ensure that adequate fire precautions are taken.
N 4. The applicant/developer is advised to contact the Isle of Man Water Authority to discuss service provision to the development.
N 5. The applicant/developer is advised that the site is believed to contain Japanese Knotweed. It is recommended that the Department of Agriculture, Fisheries and Forestry are contacted prior to the commencement of development to ensure that appropriate measures are undertaken with regard to the correct removal of the plant from the application site.
Committee Meeting Date :
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