Application Ref. No: 03/01846/B On Review

Ref: AH/JM

Town and Country Planning Acts, 1934 - 1991

Isle of Man Planning Scheme (Development Plan) Order 1982

Heritage Homes Ltd Park House Isle Of Man Business Park Cooll Road Braddan Isle Of Man

In pursuance of powers granted under the above Acts and Order the Department of Local Government and the Environment does hereby APPROVE the following application made on behalf of:

Name: Heritage Homes Ltd Proposal: 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 at: North Of Ramsey Power Station And West Of Gardeners Lane Off Gardeners Lane Poylidooey Ramsey

which was considered on 29 June 2006, subject to compliance with the conditions specified below.

Date of Issue: 13 July, 2006

Murray House Mount Havelock Douglas

Secretary Planning Committee

SCHEDULE OF CONDITIONS:

The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to drawing no.s 016, 2291.10a, 2291.11, 2291.12, 2291.13, 2291.14.C, SH/A&M/01, SH/A&M/02, SH/A&M/03, SH/H/(Ta)/01 rev. A, SH/H(Terrace)/01 rev. A, SH/H(Ta)/20, SH/H(Ta)/30, SH/LD/20, SH/LD/30, SH/LD_M/01, SH/LD_M/02 and SH/M(T)/01 rev. A date stamped the 9th February 2005.
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.
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.
No dwelling shall be occupied until the public house, shop units and nursery have been constructed and are, to the satisfaction of the Planning Authority, available for use.
No dwelling shall be occupied until the play areas are, to the satisfaction of the Planning Authority, capable of use.
There must be no discharge of surface water to the main foul sewerage system.
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.

NOTE It is requested that the applicant/developer contact the Department of Local Government and the Environment's Estates and Housing Section to discuss the potential for setting aside some of the dwellings hereby approved as properties eligible for the Department's first time buyers scheme.

NOTE 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.

NOTE The applicant/developer is advised to contact the Isle of Man Water Authority to discuss service provision to the development.

NOTE 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.

This review has been considered by the Planning Committee on written evidence. Any additional submissions not previously circulated to interested parties are enclosed herewith.

03/01846/8

Note 1: This permission refers only to that required under the Town and Country Planning Acts and does not include any consent or approval under any other enactment, bylaw, order or regulation.

Note 2: No works may be commenced until such time as -

the time for requesting an appeal in relation to the decision has expired; or
any appeal has been completed.

Note 3: Rights of the appeal against the decision of the planning committee are attached.

Note 4: An appeal must be requested within a period of 21 days.

Isle of Man Planning Scheme (Development Plan) Order 1982

Date of Issue: April, 2006

Location: Murray House, Mount Havelock, Douglas

Location: Secretary Planning Committee

SCHEDULE OF CONDITIONS:

The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to drawing no.s 016, 2291.10a, 2291.11, 2291.12, 2291.13, 2291.14.C, SH/A&M/01, SH/A&M/02, SH/A&M/03, SH/H/(Ta)/01 rev. A, SH/H(Terrace)/01 rev. A, SH/H(Ta)/20, SH/H(Ta)/30, SH/LD/20, SH/LD/30, SH/LD_M/01, SH/LD_M/02 and SH/M(T)/01 rev. A date stamped the 9th February 2005.
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.
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.
No dwelling shall be occupied until the public house, shop units and nursery have been constructed and are, to the satisfaction of the Planning Authority, available for use.
No dwelling shall be occupied until the play areas are, to the satisfaction of the Planning Authority, capable of use.
There must be no discharge of surface water to the main foul sewerage system.
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.

NOTE 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.

NOTE The applicant/developer is advised to contact the Isle of Man Water Authority to discuss service provision to the development.

This decision was made by the Planning Committee constituted in accordance with Paragraph 2 of Schedule 1 of the Isle of Man Planning Scheme (Development Plan) Order 1982.

03/01846/8

Note 1: This permission refers only to that required under the Town and Country Planning Acts and does not include any consent or approval under any other enactment, bylaw, order or regulation.

Note 2: No works may be commenced until such time as -

the time for requesting a review of the initial decision has expired; or
any review of the initial decision has been completed; or
the time for requesting an appeal in relation to the decision has expired; or
any appeal has been completed.

Note 3: Rights of the review of the decision are attached.

Department of Local Government and the Environment

Planning and Building Control Directorate

Planning Section Tel 01624 685950

Murray House Fax 01624 686443

Mount Havelock For official use only

Douglas IOM 181 2SF

Receipt Number

Application for Planning Approval

Town and Country Planning Acts 1934 to 1991

Isle of Man Planning Scheme (Development Plan) Order 1982 and Amendment Orders to 1990

Registered Building Regulations 1991

Please type or use block capitals. The person here below named as the applicant is responsible for payment of the appropriate fee. All relevant questions on this form must be answered.

| 1 | Is this application for: | Please tick as appropriate | | --- | --- | --- | | | a) Approval in principle; or | | | | b) Full approval for development involving building or engineering operations; or | | | | c) Change of use of land not involving building or engineering operations; or | | | | d) Approval of matters reserved from a previous approval. If so please provide the reference number of the relevant application; or | | | | e) Development within a Conservation Area. If yes please include details of any demolition involved; or | / NO | | | f) Works proposed to a Registered Building. | / NO | | | If yes, please quote the RB number and complete an application for Registered Building consent Form RBAP | | | 2 | Address or description of the site to be developed | North of Ramsey Power Station and west of Gardeners Lane, off Gardeners Lane, Poyildooey, Ramsey | | 3 | Local Authority District | Ramsey | | 4 | a) Full name of applicant | Heritage Homes Ltd | | | b) Address of applicant | Park House, Isle of Man Business Park, Cooil Road, Braddan | | | | Home | | | Telephone number | |

Work 693300

Form PA1

| 13 | a) How would rainwater run-off from roofs and paved surfaces be disposed of? | To be discharged to adjacent Auldyn River | | --- | --- | --- | | | b) How would foul sewage from the proposed development be disposed of? | To be pumped to existing public foul sewer | | | c) If a septic tank is proposed, please arrange for the excavation of a trial hole, approximately 1.2 m deep, on the site thereof, and give details of when and where this may be inspected. | | | 14 | If the proposed development would create additional industrial, retail or office floor space, please give details of the respective areas in square metres | Retail floorspace of approximately 222 sq m , pub floorspace of approximately 510 sq m . | | 15 | a) Are there any trees on or overhanging the site? | YES 1 | | | b) Has an accurate survey been included illustrating the position of existing trees and their approximate canopy spread in relation to the proposed works? Note: if there are trees on the site which are likely to be affected by the proposed works, any decision on the application is likely to be delayed until such a survey has been submitted | YES 1 It is not proposed to remove any trees | | | c) Would the proposed building or engineering operations encroach into an area demarcated as the canopy spread? | YES 1 New buildings will be kept clear of trees, with a footpath to run by the riverside trees | | | d) Would any trees be planted as part of the development? | YES 1 | | 16 | Please give details of any other information relevant to the application. See supporting statement | | | | Note: should you continue onto a separate sheet, each application copy must be accompanied by a copy of the continuation sheet | | | | BUILDING REGULATIONS | | | 17 | a) Are you making a concurrent application for Building Regulations Approval? | 1 NO | | | b) If yes, please indicate to which Authority your application has been submitted. | | | | c) The date of submission | | | | d) Building Regulations reference number (if known) | |

18 Statement I hereby enclose two further copies of:

this application form
and all supporting plans and attachments which must include*
Site Location Plan A current up to date plan in order to identify the property (these can be purchased from the Planning & Building Control Directorate), indicating the site of the proposed works in red with a blue outline showing the extent of any additional land ownership.
Site Plan Showing the boundaries of the curtilage of the building or the building as extended, and its relationship to adjoining boundaries (including written dimensions from each side of the building to it's relevant boundary), and the size, position and use of every other building or proposed building within that curtilage.

These will be forwarded to the Local Authority of the District and Network Planning, Department of Transport.

In the case of a replacement windows application only one further application copy is required for the Local Authority.

To the best of my knowledge and belief all the information given in this application is true, and the documents provided herewith are accurate, and I herewith acknowledge that if I have willfully stated anything herein knowing it to be untrue or inaccurate, or which I do not believe to be true, I may render myself liable for prosecution and may render any approval granted invalid.

I also enclose the appropriate fee of £ Dated 15.02 .05 Signaturengipplicant or agent. Should this application be unsupported by adequate and clear site maps and plans outlining all the works proposed the Department retains the right to refuse acceptance and return the application.

SCHEDULE OF DRAWINGS

Please detail the drawing or reference number and/or date of all plans submitted in support of this application. Should any plans be missing, the application will be considered incomplete. Please continue on a separate sheet if necessary.

Site plan -

NOTE: NO WORKS MAY BE COMMENCED UNTIL SUCH TIME AS-

a) On receipt of the Initial Decision Notice, the time period for requesting a review has expired: or b) Any Review of the initial decision has been completed and the time for requesting an Appeal in relation to any decisions at Review has expired: or c) Any Appeal has been completed

To: The Secretary of the Planning Committee Department of Local Government and the Environment Murray House Mount Havelock Douglas IMI 2SF

Ms E.J. Callow, Secretary to the Planning Committee, Murray House, Mount Havelock, Douglas, Isle of Man IM1 2SF

3rd December 2003

Dear Ms Callow,

Re: Residential Development Comprising Roads, Sewers, and 46 Dwellings, and Neighbourhood Centre Comprising Public House with Managers Accommodation, Children's Nursery, and 2 Shop Units with 3 Apartments over, Land off Gardeners Lane, Ramsey.

Please find enclosed three copies of a planning application which seeks detailed approval for the above, each of which comprises:

A completed application form
A statement of supporting information
A set of drawings as listed on the application form

Current application PA 02/01909 proposes development of the same site with 54 dwellings, and is awaiting consideration by the Planning Committee. This new proposal takes into account the proposals of the West Ramsey Draft Development Framework by including neighbourhood facilities, and as such Heritage Homes wish to withdraw PA 02/01909. I would be grateful if you could confirm the acceptance of this in writing.

As we discussed earlier today on the telephone the fee for the new application is higher than that for PA 02/01909 because of the commercial element, please find enclosed a cheque for £1690 which addresses the balance as agreed. This has been calculated on the basis of 50 dwellings in total (including apartments over shops and pub) and the commercial floor areas of the nursery, shops and pub.

I trust that this is to the satisfaction of the Committee, please do not hesitate to contact me should you require further information.

Yours sincerely,

David Humphrey Senior Planner

HERITAGE HOMES LIMITED Park House, Isle of Man Business Park, Cooil Road, Braddan, Isle of Man IM2 2SA Telephone (01624) 693300 Fax (01624) 693301 Sales Office Telephone (01624) 615000 Fax (01624) 615161 Email [email protected] Web www.dandara.com

Incorporated in the Isle of Man Company Reg. No. 77089C Directors: Seamus Nugent, Joe McLaughlin, Hugh McGuinness, John Cain, Gary Leeming, Ciarán Downey, Sean McCallum.

Disability Access Office

Planning Application Submission

It is preferable to have automatic doors but where this is not the case then the doors should not be so heavy as to require a pulling force exceeding twenty Newtons, measured at the leading edge, to open the door.

Inside layout should have sufficient aisle width as to allow an unassisted wheelchair user to manoeuvre.

All serving counters should contain at least one section suitable for wheelchair users. (e.g. low enough to use to write a cheque)

Staff facilities including sanitary facilities should be useable by an unassisted wheelchair user.

Nursery and Public House

Both are subject to the requirements of the Chronically Sick and Disabled Persons Act in the appropriate provision of access to and within the premises and in the provision of sanitary facilities and disabled parking. Appropriate provision is defined within BS 8300. Sanitary provision should meet the objectives of Part M Building Regulations Section 4 quoted as follows:- "In principle sanitary conveniences should be no less available for disabled people than for able bodied people. The aim is to provide solutions which will most reasonably satisfy that principle, whilst bearing in mind the nature and scale of the building in which the provision is to be made."

Disability Access Office

Planning Application Submission

03/01846/B Residential estate layout comprising roads, plots and sewers for 49 houses and apartments, childrens nursery, 2 shop units and public house with managers accommodation, Land Off Gardeners Lane, Poylldooey, Ramsey.

Comment

Residential Estate Layout

Estate layouts should ensure there are dropped kerbs at all road junctions and that appropriate tactile paving is provided.

Dropped kerb crossing places should also be provided at various points along any road although these can be provided by way of driveways to properties.

If however the alternative 'shared surface' option is used then there should be a clear delineation line between pavement and road to assist people with sight impairment.

Where common parking is to be provided then 5 % should be designated disabled parking.

Retail Premises

Where parking is provided provision should include a ratio of designated disabled parking places in line with the table below.

| Size of Car Park | Number of Disabled spaces | | --- | --- | | Up to 200 spaces | 5 % of car park (min 3 spaces) | | Over 200 spaces | 4 % of car park plus 4 spaces |

Entrance should be accessible to an unassisted wheelchair user. Where there are full length glass doors fitted they should be marked in some way at mid height to assist people with sight impairment.

Department of Health and Social Security

Rheynn Slaynt as Shikyrys Y Theay

Social Services Division Hillary House, Prospect Hill Douglas, Isle of Man, IM1 1EQ Telephone (01624) 686179 Fax (01624) 686198 Direct Line (01624) 685159

Director of Social Services: David Cooke

| | | | | --- | --- | --- | | Ms J Callow | Your Ref: | 99/0114 | | Secretary Planning Committee | Our Ref: | PLAN | | Murray House | Date: | 10 December 2003 | | Mount Havelock | | | | Douglas | | | | Isle of Man | | | | IM1 2QG | | |

Dear Ms Callow,

Re: Planning Application No.03/01846/B

Residential estate layout comprising roads, plots and sewers for 49 houses and apartments, children's nursery, 2 shop units and public house with managers accommodation, Land off Gardeners Lane, Poylldooey, Ramsey.

We would be grateful to receive information and subsequent outcomes regarding the above application.

Thank you in anticipation of your co-operation.

Yours sincerely

[Signature]

Child Day Care for Under Eight's Registration/Inspection Officers Social Services Division

PRESS LIST - INITIAL COMMENTS - 11TH DECEMBER 2003

03/01816/B Erection of 38 dwelling apartment block and associated public/private multi-storey car park, Land At The Junction of Farrants Way And, Scarlett Road

Castletown

Please discuss after your initial assessment. Initial impression overdevelopment because of high level of parking and location.

03/01810/C Change of use from manufacturing unit to retail/storage of textiles, Unit 51, South Quay Industrial Estate

Large unit inappropriate location for retail - out of town centre.

03/01842/A Approval in principle for residential development comprising 24 dwellings, Field 210252, (County, Series 252), East Nappin, 2100 Jurby West, Ramsey.

In principle objection.

03/01846/B Residential estate layout comprising roads, pubs and sewers for 49 houses and apartments, children, nursery, shop units and public house with managers accommodation, Land Off Gardeners Lane, Poylldooey, Ramsey.

Please discuss after your initial assessment.

Holmes, Anthony

From: Radcliffe, Mike

Sent: 15 December 2003 12:05

To: Holmes, Anthony

Subject: Planning Application 03/01846/B

Anthony

Ref: Planning application by Heritage Homes for Poylidooey area.

I have concerns regarding the security of the 24 vehicle spaces at the rear of properties 17 - 28. The drawing shows the rear boundary as being defined by beech hedging and 2.4m high chain-link fencing. The security afforded by such measures is minimal. There is negligible surveillance of the area from the adjacent properties. The level of control that residents can give to such a large car parking area is questionable.

The Social Well-being/Community Safety section of the Isle of Man Government Plan 2003 - 2006 states that to reduce the incidence of crime, Government will, "Encourage the universal adoption of the Secured by Design Concept which designs in crime prevention in all developments."

I assume that the public footpath bordering the river is an existing feature. Footpaths located in such positions (to the rear of domestic dwellings) have historically created opportunities for criminal and anti-social behaviour. There is minimal surveillance of this area.

I have concerns regarding the inclusion of the footpath between properties 40 and 41. This creates an 'escape route' for potential offenders.

I assume that the footpath located between properties 6 and 7 has been included to give rear access to properties 4 and 5. This path gives unsupervised access to the rear of properties 7 to 15 and creates opportunities for criminal activity. I would therefore strongly recommend the inclusion of a gate between properties 6 and 7, in line with the fencing. Keys for the gate should only be held by the residents of properties 4 and 5.

There is minimal surveillance of the proposed toddlers play area located adjacent to property 17. It's proximity to the arterial roadway also causes series concern.

I would be obliged if you can contact me on 631322 to discuss this matter further.

Regards,

Mike Radcliffe

Constable 52

Force Architectural Liaison Officer

Isle of Man Constabulary

Police Headquarters

Douglas

Isle of Man

IM2 4RG

British Isles

Tel: (+44) 01624 631322

Fax: (+44) 01624 631346

E-mail: [email protected]

WARNING: If you are unable to access or use the e-mail, you will be subject to the following conditions:

Please notify the local authorities immediately.
Please notify the local authorities immediately.
Please notify the local authorities immediately.

Community Safety Unit

Isle of Man Constabulary

Police Headquarters

Douglas

Isle of Man

Telephone (01624) 631322

Facsimile (01624) 631346

16th December 2003

The Secretary Planning Committee Department of Local Government and the Environment Murray House Mount Havelock Douglas

Dear Madam,

RECEIVED 04

16 DEC 2003

Re: Planning Application 03/01846/B

This application appertains to a proposed residential estate layout of 49 houses and apartments, a children's nursery, two shop units and a public house on land off Gardeners Lane, Poyll Dooey, Ramsey.

I am a Home Office accredited Architectural Liaison Officer, having received training in this field at the Crime Reduction College, Easingwold, Yorkshire. Architectural Liaison Officers receive specialist training in criminology and crime reduction strategies. It is my role to advise Developers, Architects and Planners on developing the built environment in order to reduce opportunities for crime and disorder. This includes the widely accepted multi-disciplinary approach to crime prevention known as Crime Prevention Through Environmental Design. CPTED acknowledges that the design of the built environment can influence crime patterns and trends by either creating, or reducing, opportunities for criminal behaviour and public disorder. There are a number of accepted principles in relation to CPTED which include anonymity and surveillance.

Crime levels within the Island are low. The majority of crime is opportunist. These salient points are reflected in my observations.

Examination of the said application raises several serious concerns which are summarised below:

Examination of the drawings shows that the rear boundary treatment of the plots throughout the estate consists of fencing to a height of 1.8m. It appears that the fencing is utilised to define the boundary between rear/side gardens, public areas, footpaths and car parking areas.
The drawings show a 24 vehicle car parking area located to the rear of properties 17 - 28. The rear boundary of the car park is indicated as being defined by beech hedging and 2.4m high chain-link fencing. The security afforded by such measures is minimal. The layout of dwellings and the height of rear boundary treatments reduces and/or minimises natural surveillance.

Large communal car parks create anonymity for offenders. Where a parking area is utilised by a number of dwellings, legitimate owner/users may not recognise potential offenders or 'strange'.

vehicles. This also has the effect of creating a situation whereby vehicle can be abandoned with impunity.

The Social Well-being/Community Safety section of the Isle of Man Government Plan 2003 2006 states that to reduce the incidence of crime, Government will, "Encourage the universal adoption of the Secured by Design Concept which designs in crime prevention in all developments."

To quote the Secured by Design Guide in relation to new houses, Section 1.8.1 states that, "Dwellings with in-curtilage car parking arrangements are preferred. Where communal car parking areas are necessary they should be in small groups, close and adjacent to the owners premises, preferably within the owners view." 3. There are concerns regarding several proposed footpaths which give access to the rear of dwellings throughout the estate: 3.1. I assume that the footpath which runs parallel to the river bank is an existing feature. There is negligible surveillance of this area from adjacent properties. Footpaths to the rear of domestic dwellings have historically created opportunities for criminal and anti-social behaviour. The footpath would need to be effectively illuminated during the hours of darkness. 3.2. The footpath leading between plots 40 and 41 connecting to the riverbank footpath creates an 'escape route' and gives potential offenders anonymity when entering the estate environment. 3.3. The footpath commencing between properties 6 and 7 appears to have been included to give rear access to properties 4 and 5 . This path enables unsupervised access to the rear of properties 7 to 15 . There is negligible surveillance of this footpath. I would advocate that consideration be given to the utilisation of 'Alleygating' in this instance. A gate should be erected at the entrance to the footpath, in line with the fence line. Keys to the gate should only be held by the residents of properties 4 and 5 . 4. There is minimal surveillance of the proposed location of the toddlers play area from adjacent properties. It is also located in close proximity to the access roadway. Such facilities should, where practicable, be located within the heart of a development where they can benefit from the maximum levels of potential surveillance.

In light of the concerns detailed above I would wish to object to planning permission being granted in respect of this application.

Yours faithfully,

03/01346 A1t Community Safety Unit

Isle of Man Constabulary

Police Headquarters

Douglas

Isle of Man

Telephone (01624) 631322

Facsimile (01624) 631346

16th December 2003

The Secretary Planning Committee Department of Local Government and the Environment Murray House Mount Havelock Douglas

Dear Madam,

Re: Planning Application 03/01846/B

Crime levels within the Island are low. The majority of crime is opportunist. These salient points are reflected in my observations.

Examination of the said application raises several serious concerns which are summarised below:

Examination of the drawings shows that the rear boundary treatment of the plots throughout the estate consists of fencing to a height of 1.8m. It appears that the fencing is utilised to define the boundary between rear/side gardens, public areas, footpaths and car parking areas.
The drawings show a 24 vehicle car parking area located to the rear of properties 17 - 28. The rear boundary of the car park is indicated as being defined by beech hedging and 2.4m high chain-link fencing. The security afforded by such measures is minimal. The layout of dwellings and the height of rear boundary treatments reduces and/or minimises natural surveillance.

Large communal car parks create anonymity for offenders. Where a parking area is utilised by a number of dwellings, legitimate owner/users may not recognise potential offenders or 'strange'

vehicles. This also has the effect of creating a situation whereby vehicle can be abandoned with impunity.

In light of the concerns detailed above I would wish to object to planning permission being granted in respect of this application.

Yours faithfully,

Constable 52 Mike Radcliffe Architectural Liaison Officer

E. DAWN. J. SALTWELL

4 Gardeners Lane, RAMSEY. Isle of Man. IM8 2PR

16 December 2003

The Secretary, Planning Committee Department of Local Government and the Environment, Murray House, Mount Havelock DOUGLAS. Isle of Man.

Dear Sirs,

ref: Planning Application No 03/01846/B - Residential Estate layout comprising roads, plots and sewers for 49 houses and apartments, childrens nursery, 2 shop units and public house with managers accommodation, land off Gardeners Lane, Poylldooey.

I am writing in reference to the proposed development of land at Poylldooey.

Whilst I am not opposed to the development going ahead, I am a little concerned as to the road routes in and out of the development.

As you can see, I live in Gardeners Lane in Ramsey and at present there is a tremendous amount of traffic coming in from Lezayre Road and going down to Greenlands Avenue and other areas around the Estate on one side of the road and then passing right pass the front of my house and the houses situated in Gardeners Lane on the way out of the area on to Lezayre Road. There are also children living in Gardeners Lane which might also be affected by the change in traffic.

I do not want any more traffic coming pass my property. If I can be advised of the traffic routes in and out of, my mind may be a little bit more relaxed. If a copy of the plan of the proposed routes for the traffic could be forwarded to me, I would much appreciate it.

I also note that at present the traffic can go up and down both ways. I do not want a situation to arise where I shall have to go down to the end of the

Cont/...1

road at Poylldooey and turn around and then come all the way up again to get to my house. The present position is fine. The Manx Electricity Authority would also find it impossible to come out of the Station and turn left and then try and turn around to come out of the Estate. Please see the enclosed.

I also note now that the hedge in the middle of the two roads is being cut down at the end near the Power Station. I am very concerned and hope that the rest of the hedge which passes my house is also cut down.

Please acknowledge receipt of this letter. Kind Regards. Yours sincerely,

Dawn Saltwell

Page 1 of 1

1846 Aft

Callow, Jo

From: Andrew Jessopp [[email protected]]

Sent: 19 December 2003 19:09

To: [email protected]

Subject: p.a. 02/59/B; 03/1816/B; 03/1846/B; 03/1873/B

Dear Jo,

Please pass on my comments to the planning committee on the following applications:

02/59/B - Civic amenity site, Pulrose Bridge, Douglas. No further comment to add to my original comments.
03/1816/B - 38 dwellings and multi-storey car park, Castletown. I suppose the proposal sort of conforms to the brief included in the now defunct revised Castletown Local Plan. The density may be more to the satisfaction of local residents but the design is not particularly inspiring.
03/1846/B - 49 houses and neighbourhood centre, Poyldooey, Ramsey. I would agree that it presents less of a flood risk than the other proposed developments in the area, and the provision of some local 'amenities' does have some merit. However, the design and layout wouldn't inspire me to want to live there (although some people will).
03/1873/B - 135 dwellings and temporary water treatment plant, Birchill, Onchan. Just because the developers propose to provide a 'solution' to the water supply problem doesn't alter the fact that this proposal is for 'unzoned' land. Furthermore, there appears to be insufficient justification provided to override that important point.

Regards,

Andrew Jessopp

22/12/03

griffindesign

Isle of Man Government, The Planning Department, D.O.L.G.E., Murray House, Mount Havelock, Douglas, Isle of Man. IM1 2SF. 16^{\text {th }} December 2003

For the attention of the Secretary of the Planning Committee.

Dear Sirs, Re: Planning application ref: 03/01846/B - Residential estate layout comprising roads, plots and sewers for 49 houses and apartments, children's nursery, 2 shop units and public house with manager's accommodation at land off Gardener's Lane, Ramsey.

We write as directed by our clients, Mr. & Mrs. D. L. Jones of Greenlands, Gardeners Lane, Ramsey, with regard to the above application.

Mr. & Mrs. Jones, as owners of a directly adjacent property to the proposed development, have inspected the submitted details and have voiced serious concerns regarding both the content and the scale of the scheme.

The proposal for a mixed residential and commercial development of 5.25 acres adjacent a Wildlife Conservation Area would appear, at best, inappropriate. The large scale development of open space and the upgrading of Gardeners Lane from essentially a country lane serving a small number of properties into a dual carriageway, we suggest, would be detrimental to the residents of the adjacent properties. More specifically the problems that will be caused by the increase in traffic numbers and the disruption experienced during T.T. Week.

As no doubt you are aware Lazayre Road is closed during the annual event with the residents of Gardeners Lane having to use a minor road through the adjacent council housing estate to gain access to their properties. A situation that will be no doubt be aggravated by the additional traffic, both commercial and residential, generated by this scheme.

We also note our clients misgivings with regard to the public house and one of the retail units which, we understand, is to be a takeaway food outlet. Such uses are often by nature 'Bad Neighbours' with late night opening and inevitable litter being but two of the associated problems.

May we thank you for your consideration of these matters and would request that, as immediately adjacent landowners, our clients be treated as party to all proceedings.

Should you have any queries or require further information please do not hesitate to contact the writer.

Yours faithfully,

P. Davies.

cc. The Ramsey Commissioners

RECEIVED 04 1 9 DEC 2003

Your Ref:

Our Ref: PSH/GK/DEFER/1658

Ramsey Town Commissioners Barrantee Rhumsaa

P.S. HARRISON Chief Technical Officer A.B.Eng., TechRICS

Please address all correspondence to the Town Clerk and Chief Executive

Telephone: (01624) 810100 Fax: (01624) 810101 E-mail: [email protected]

18th December, 2003

The Secretary, The Planning Committee, Department of Local Government and the Environment, Murray House, Mount Havelock, Douglas, Isle of Man 1M1 2SF.

Dear Sir,

Re: P.A. No: 03/01846/B - Residential estate layout comprising roads, plots and sewers for 49 houses and apartments, childrens nursery, 2 shop units and public house with managers accommodation - Land to the west of Gardeners Lane, Ramsey for Heritage Homes Limited

I am directed by the Ramsey Town Commissioners to request that you defer any decision on the above application until such time as the West Ramsey Development Plan has been published. As such, the Commissioners consider that this application is premature and any proposed development within this area must be considered together with the other development land as detailed within the proposed West Ramsey Development Plan.

I would be grateful if you could place these comments before the Planning Committee.

Should you wish to discuss this matter further, please do not hesitate to contact me.

Yours faithfully,

P. S. Harrison CHIEF TECHNICAL OFFICER

Town Hall and Library, Ramsey, Isle of Man. IM8 1RT. Hailey yn Valley as Lioanann, Rhumsaa, Eilan Vannin. IM8 1RT VAT Reg. No. GB 000 0631 62

Callow, Jo

To: McHarg, Karen Subject: RE: Planning Lists - 5th January & 8th January 2004

will copy this mail to each file

Best Wishes

-----Original Message----- From: McHarg, Karen Sent: 23 December 2003 11:47 To: Callow, Jo Subject: RE: Planning Lists - 5th January & 8th January 2004

Thanks Jo,

Would it be OK to have comments on all of them back with you by the 16th January?

Karen

-----Original Message----- From: Callow, Jo Sent: 23 December 2003 11:55 To: McHarg, Karen Subject: RE: Planning Lists - 5th January & 8th January 2004

No problem but in 1843 and 1846 closing date is the 5th Jan, and for 1867 and 1873 it's the 8th to what date do you think you'd need to submit the comment?

Regards

-----Original Message----- From: McHarg, Karen Sent: 23 December 2003 11:37 To: Callow, Jo Cc: Dudley, Cath; Faragher, Paula Subject: Planning Lists - 5th January & 8th January 2004

Dear Jo,

I would be grateful if you could allow me additonal time to comment on the following applications please:-

03/01843/B 03/01846/B 03/01867/C 03/01873/B

These are all large applications which may have implications for the watercourses in the vicinity and I would like to look at them in more detail in the New Year.

Please could you let me know if this is OK?

Thank you

Karen McHarg Inland Fisheries Development Manager Department of Agriculture Fisheries and Forestry Rose House 51-59 Circular Road Douglas Isle of Man IM1 1AZ (01624) 686044

Callow, Jo

From: Samson, Louise Sent: 24 December 2003 13:51 To: Callow, Jo Cc: Dudley, Cath; Faragher, Paula Subject: Planning list dated 11/12/03 due 05/01/04

I am still in the process of collating information with regard to the following planning applications and will comment by 15/01/04.

03/01848B Extend existing quarry, Ballakilmurray 03/01848/A Residential Development, Field 210252, East Nappin 03/01848/B Residential Estate, off Gardeners Lane, Poyldooey

Louise Samson Wildlife & Conservation Officer - Planning Department of Agriculture, Fisheries & Forestry Knockaloe Farm Peel Isle of Man IM5 3AJ

Tel +44 1624 842335 Fax +44 1624 844374

WARNING If you are not the intended addressee of this e-mail, you must not copy or deliver it to anyone else or use it in any unauthorised manner.

Nothing in this E-mail message amounts to a contractual or other legal commitment on the part of DAFF unless confirmed by a signed communication.

DAFF will make every effort to keep its network free of viruses. However, the recipient of this message will need to scan this message, and any attachments, for viruses, as DAFF can take no responsibility for any computer virus that might be transferred by this e-mail.

29 DEC 2003

22 December 2003

Ivy Cottage, Gardeners Lane, Ramsey, IM8 2TF.

Miss J.Callow, Planning Dept, Murray House, Mount Havelock, Douglas.

Dear Miss Callow, I wish to lodge an objection to planning application No.03/01846/B. My reasons are as follows: 1.The Heritage Homes site situated at the bottom of Gardeners Lane is too intensive for the area. 2.The amount of traffic which will be generated by such a development far exceeds the capacity of Gardeners Lane. 3.My house has a load bearing wall which abuts onto the road at below road level and excessive traffic will weaken the structure and fabric of my house. Having voiced my concerns to Mr. Hannay of the Dept of Transport, he is arranging a visit by an inspector of the roadway, which is attached to my house.

4.Ramsey has a number of Public Houses and the suggestion that another should be built at the development can only increase the numbers of alcohol fuelled incidents and also affect the business of existing publicans. 5.The peace of the residents is going to be disturbed by increasing numbers of people in the area.

Yours sincerely, Andrew Malone. Signature

RECEIVED 04 29 UEC 2003 Ocal government

Department of Transport

Rheynn Arraghey Director of Highways B W Hannay, B.Sc.(Hons), M Sc,C. Eng., MICE MIHT,C Dip.A.F.

Secretary to the Planning Committee Department of Local Government and the Environment Murray House Mount Havelock Douglas ISLE OF MAN IM1 2SF

Highways Division Network Planning

Sea Terminal Building Douglas, Isle of Man IM1 2RF Switchboard (01624) 686600 Telephone (01624) 686680 Fax (01624) 686920 Email: [email protected]. im

Date: 29 December 2003 RECEIVED ON 30 DEC 2003 Dear Sirs Press Notice - 11 December 2003 The Network Planning Section of the Department of Transport would like to defer the following planning application:-

PA03/01846/B - Residential estate layout comprising roads, plots and sewers for 49 houses and apartments, children's nursery, 2 shop units and public house with managers accommodation - land off Gardener's Lane, Poylldooey, Ramsey

Reason for Deferral

For further consideration of highway and traffic impacts. Yours faithfully Ken hurnow

K C ASHCROFT Network Planning Engineer cc Heritage Homes Ltd Park House Isle of Man Business Park Cooil Road Braddan ISLE OF MAN

The Secretary to the Planning Committee DOLGE Murray House Mount Havelock DOUGLAS

29 December 2003

Ramsey Police Station Parliament Street Ramsey Isle of Man IM8 1AR

Telephone: (01624) 812234 Fax: (01624) 814759

[email protected]

Proposed Development Number 03/1846/B

In the above connection, I wish to make representations to certain aspects of the proposed development.

My primary concern, surrounds the construction of a public house in the area. I believe that Ramsey is well served by existing licensed premises, and indeed, the recent closure of the Bridge Inn has had no detrimental effect on the availability of social facilities. North Ramsey, for example, survives perfectly well without a public house.

Provision of a public house on this development will further disperse already stretched policing resources in the North, which are unlikely to be augmented in the foreseeable future. The constabulary is currently in the process of losing ten policing posts.

Furthermore, cognisance needs to be taken of the fact that even another one hundred and fifty residents in the area will further impact our service delivery. This is compounded if the larger development on Poyll Dooey is permitted.

Yours faithfully

Sergeant Derek Flint Ramsey Police Station

Miller, Jenny

From: Williamson, Peter (DAFF) Sent: 05 January 2004 15:20 To: Miller, Jenny Subject: RE: Weekly Planning Application List

Dear Ms Miller

PA: 03/01846 Heritage Homes, Off Gardeners Lane, Ramsey

I note it is the applicant's intention to construct a footpath along the west boundary of the proposed development site. Any excavations too close to the nearby mature trees would have an adverse effect on their stability and long term health.

If the footpath is approved I would recommend it is kept a reasonable distance from the trees (see BS 5837, Trees in Relation to Construction for guidance), or the path is constructed without excavation and surfaced with a suitable, permeable material.

Regards Peter Williamson

P M Williamson Senior Forester Forestry, Amenity and Lands Division Hope Road, St Johns, Isle of Man, IM4 3AS Tel: 01624801263 Fax:01624801060 E-mail [email protected]

WARNING: If you are not the intended addressee of this E-mail, you must not copy or deliver it to anyone else or use it in an unauthorised manner.

Original Message

From: Miller, Jenny Sent: 09 December 2003 11:26 To: Access (E-mail); Arbury (E-mail); Barry Vannan (E-mail); Braddan (E-mail); Brew, Michael; Brooksbank, Mike; Cain, David (Water); Carmon, Andrew; Carr, Pauline; Castletown Commissioners (E-mail); Century; Chalk, Doug; Chris Pycroft; Cordwell, Amber; Dave Humphrey; DouglasCorp (E-mail); Fire Service (E-mail); Fire Service (E-mail); Fullerton, Aaron; G Elston (E-mail); Geoff Bateman; Geoff Clark; Gordon Clarke (E-mail); Griffiths, Kevin; Hamilton, Antony; Hannay, Bruce; Harrison, Peter; Harrison, Simon; Hatcher, Graeme; Hawkins, Kate; Ian Bleasdale; Jacklyn Adefuye (E-mail); JoGreen; Johnson, Andrew; Kevin Quirk (E-mail); Killip, David; King, Margaret; Le Page, Geoff; Lezayre (E-mail); Lonan Commissioners; Looker, Jeff; MacLean, Ian; McHarg, Karen; Moore, Rachel; Newsdesk (E-mail); Patrick; Peter Whiteway (E-mail); Pollard, Robin; Public Health (E-mail); Quayle, Jane; Roberts, Dave; Simon Taylor; SPMC&E (E-mail); SPMC&E (E-mail); Taylor, Nigel (DAFF); Wade, Ian; Wadsworth, Sue; Watty, Williams, Mary; Williamson, Peter (DAFF) Subject: Weekly Planning Application List

<< File: 157.rtf >>

Jenny Miller Secretary, Planning and Building Control Department of Local Government & the Environment Tel: 01624 685920 Email: [email protected]

The information contained in this email is intended for the named recipients only. It may contain privileged and confidential information and if you are not the intended recipient, you must not copy, distribute or take any action in reliance on it.

1846 RECEIVED, Lezayre Park, Ramsey. -5 JAN 2004 30-12-03 Dear Sir,

I am writing with regard to planning application no 03/01846/B. I wish to object to this application and request that my past letters be used in my objection. I do hope that the developers are not seeking an advantage by placing this application in the press at Christmas time knowing that the public are distracted.

Having read the Examiner this week I have been concerned that this area is once again in the spotlight. Page 3 of Examiner 30/12/03 highlights many of the objections I have raised before.

Firstly this land as you are constantly being told to on a flood plain. This goes right up to the very fields in the application. A house in that very area has flood defences in their home as I have recently found out. After a lot of expense that large house still gets flooded, yes in 2003 it gets flooded. Recently members of the public have been fined for telling our previous trees but the developers would have to bring down trees just to get onto the land. This should not be allowed.

Nature has encouraged large groups of pheasants and herons onto this land. Are the developers going to move them in the direction of the Wildlife

Park. Our countryside is now in short supply. Need we use more just for speculators to come along. Believe me they're not interested in Mark countryside at all. Ramsey is not prepared as "the locals in Onchan say." - "The infrastructure is not there for mass development." The Ramsey ratepayers, the people of the north are used to half filled roads, sewers that are past their best, guering for clockors, dentists & hospital appantines. Page 13 of Examiner 30/12/03. Local man says that Peel has escaped the blightup of local heritage and that conservation policies are in place to stop these large developers taking over the

area. "Tired buildings are being renovated for residential use. Why should this not happen, elsewhere, but please not use land that is totally unsuitable for developing. Our local commissioners have stressed the same views. It would be disastrous and I urge you to plan and consider not to allow this development to go through.

With thanks V. Parker (Mrs.)

Home owner not speculator.

290 ?

Manx National Heritage

Eiraght Ashoonagh Vannin

5 January 2005

Ms E J Callow Secretary Planning Committee Department of Local Government and the Environm Murray House Mount Havelock DOUGLAS Dear Ms Callow P.A. Residential estate layout comprising roads, plots and sewers for 49 houses and apartments, children's nursery, two shop units and public house with manager's accommodation, land off Gardener's Lane, Poylldooey, Ramsey.

This planning application falls within the area subject to the West Ramsey Development Framework which provides a strategic overview of the development needs and opportunities for the area. As we understand it, the Framework document is in the final stages of discussion and is shortly to be finalised. At the time of writing we have not seen any versions of the Framework other than the consultative document which we responded to in our letter to the Director of Planning and Building Control dated 28^{\text {th }} February 2003. Additional comments were submitted on 29^{\text {th }} September 2003.

While the site in question does not have any particular constraints in terms of ecological or historical heritage, it should sit firmly within the vision for the area's development, and should not be approved in isolation. It should meet the aims and objectives of the proposed framework as a whole, just as other development proposals for the area will be expected to. In our responses to the Framework consultation document we urged that an Environmental Impact Assessment of the whole area should be undertaken, so that all relevant factors, clues and influences could be identified, including flood risk, landscape and visual impact, pollution risk, ecological and historical features. It remains our considered view that this would help when the time comes to consider individual developments in the wider context. As far as we are aware, a full Environmental Impact Assessment has not taken place, and presume that the Department has considered it unnecessary in the light of the advice and evidence it already has.

We trust that the Committee will have available to it a final version of the West Ramsey Development Framework, or at the very least to the opinions of the officers responsible for it, to provide a secure background to this case and to inform its decisions on developments proposed for the area.

Yours faithfully

Ms K M Hawkins Curator: Natural History

DEPARTMENT OF AGRICULTURE, FISHERIES AND FORESTRY

Rheynn Eirinys, Eeastaght as Keylljyn

Isle of Man Government

Wildlife and Conservation Office

Ms J Callow Secretary to the Planning Committee DoLGE Murray house Mount Havelock Bodglas Isle of Man IM1 2SF

Agriculture & Wildlife Division Knockaloe Farm, Peel, Isle of Man, IM5 3AJ

Telephone: (01624) 842335 Fax: (01624) 844374 Wildlife out of hours answerphone: Telephone: (01624) 843109

e-mail: [email protected] e-mail: [email protected]

Chief Agricultural Officer: D.N. Peck, B.Sc. (Agr.)

5th January 2004

Dear Ms Callow

Re. PA 03/01846/B Residential estate layout comprising roads, plots and sewers for 49 houses and apartments, Childrens nursery, 2 shop units and public house with managers accommodation, land off Gardeners Lane, Poylldooey

This application is part of an extensive development plan for the West Ramsey area. The Isle of Man Draft Strategic Plan 2001 requires urban development projects to be subject to an Environmental Impact Assessment, and DAFF recommend that this is upheld for this development project.

Only the southern half of the application site is zoned for development in the Ramsey Local Plan 1998, and Section 3.9 E. Lezayre Road/Gardeners' Lane states that any development in this area should include generous landscaped space alongside the rivers and the former railway line. To ensure that this policy is followed DAFF recommend that new drawings are submitted detailing the exact measurements between the river and the proposed development. A buffer strip of at least 10 meters should be retained adjacent to the river. The width of the strip would appear to be less than 10 meters on the current drawings. Additionally DAFF requests that the fence between the River Auldyn and the field is retained to maintain the existing riparian habitat, and the foot path is placed within the field. Keeping the current fence line will retain existing natural vegetation, that acts as a wildlife corridor. These corridors are natural or permanently vegetated, physically connected, linear spaces situated in areas otherwise built up or used for intensive agriculture. Such corridors provide habitat for plants and animals and link areas of ecological interest together thus reducing the degree of isolation. They also allow plants and animals to move between areas.

Conserving our Manx wildlife heritage, an asset to be cherished.

Wildlife and Conservation Office

In addition Japanese Knotweed has been recorded along this section of the Auldyn River, and this plant is included on the list of injurious weeds under the Weeds Act 1957. It is also an offence under the Wildlife Act to introduce this species to a new site. In view of this, if the application is approved a notification should be attached to the agreement to the effect of "Japanese Knotweed Fallopia japonica is a highly invasive and destructive species and is controlled by both the Wildlife Act 1990 and is listed on the Weeds Act 1957 as injurious. Any Japanese Knotweed at the proposed development site must be dealt with in an appropriate and responsible manner and the advice of the Department of Agriculture, Fisheries and Forestry should be sought in this respect".

This application is within the West Ramsey Development Framework, and DAFF may wish to comment further on this application when the final consultation document is complete. This will allow the Department to consider this planning application in the context of the development plan.

Yours sincerely

Bense

Louise Samson Wildlife and Conservation Officer

Conserving our Manx wildlife heritage, an asset to be cherished.

Department of Agriculture Fisheries and Forestry

Rheyns, Eirinys, Eeastaght as Keylljyn

Rose House, 51-59 Circular Road Douglas, Isle of Man IM1 1AZ

T. Warren, B.A.

Telephone (01624) 01624 686044 Fax (01624) 01624 685851

12 JAN 2004

E J Callow The Planning Committee, Local Government Department of Local Government and the Environment Murray House Mount Havelock Douglas IM1 2SF

Contact: Our ref: Karen McHarg IF/62

Date: 09 January 2004

Dear Miss Callow

Subject: Planning List 5th January 2004

03/01846/B

Residential estate layout comprising roads, plots and sewers for 49 houses and apartments, children's nursery, 2 shop units and public house with managers accommodation, land off Gardeners Lane, Poylldooey

The Inland Fisheries section has some concerns regarding this application due to the proximity to the Glen Auldyn river; a significant tributary of the Sulby River and considered to be of great importance in terms of salmon, trout and sea trout recruitment. Electric fishing surveys carried out during 2003 demonstrated that the Glen Auldyn River holds significant populations of juvenile trout (0.97 fish m⁻², the highest density recorded from 34 survey sites across the island).

It is essential that any development in this area is designed in such a manner that to ensure no adverse impact on the watercourse. The current plans indicate only a very narrow buffer strip between the edge of the development and the river, and we would request that the drawings are amended to clearly show a distance of at least 10 metres from the river bank. This will then concur with Ramsey Local Plan, which requires generous landscaped space alongside the rivers.

We support the recommendations made by the Wildlife and Conservation Office that the fence between the river and the field is retained to maintain the existing riparian habitat and that the proposed footpath is placed within the boundary of the field. This will ensure there is no disturbance to the riverbank, which could result in it becoming unstable thus increasing the risk of sediment entering the river.

The current plans for surface water drainage indicate that run off will be discharged directly to the river with no treatment, this is unacceptable to the Fisheries section. There must be satisfactory measures in place to ensure the run off is treated and attenuated in such a manner as to avoid damage to the river bank or erosion to the river bed, reduce the risk of any pollutants such as sediments entering the stream and ensure any alterations to the flow patterns are kept to a minimum.

As this application forms only part of an extensive development plan for West Ramsey area, please note that we may wish to comment further once the West Ramsey Development Framework is finalised.

03/1843/B

Extension to existing quarry in an easterly direction for the extraction of mineral reserves.

The River Neb is an important migratory salmonid river for the Isle of Man, and electric fishing surveys undertaken in summer 2003 demonstrated in particular, significant populations of juvenile salmon To minimise the risk of water pollution to the catchment, we request that all of the mitigation measures recommended in the EIA are included as conditions in the planning approval, including the new water management system, limits on the rate of discharge and the implementation in full of appropriate pollution prevention methods. There must be no increased risk of any adverse impact on the River Neb as a result of the quarry works at any time.

We would favour the incorporation of a more regular water quality monitoring programme, undertaken on at least a monthly basis, rather than the 3 months as suggested.

Yours sincerely

Karen McHarg

Inland Fisheries Development Manager

Department of Transport 03/1846

Rheynn Arraghey

Director of Highways B W Hannay, B.Sc.(Hons), M.Sc,C.Eng., MICE MIHT,C Dip.A.F.

Highways Division Network Planning Sea Terminal Building Douglas, Isle of Man IM1 2RF Switchboard (01624) 686600 Telephone (01624) 686680 Fax (01624) 686920 Email [email protected]

15 March 2004

Dear Sir,

PA03/01846/B - Residential estate layout comprising roads, plots and sewers for 49 houses and apartments - children's nursery, 2 shop units and public house with manager's accommodation - land off Gardeners Lane, Povlldooev, Ramsey

I refer to our letter dated 29 December 2003 deferring the above planning application.

The above mentioned application has been considered by the Network Planning Section and the following observations will be forwarded to the Planning Committee of the Department of Local Government and the Environment as the response of the Director of Highways on behalf of the DOT Highways Client Group.

I can now confirm that the response of the Highways Division of the Department of Transport is:

No adverse traffic impacts, subject to the imposition of the following conditions.

No dwelling on the site 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.
No dwelling on the site shall be occupied until the parking facilities and vehicular access(es) have/has been completed to the satisfaction of the Planning Authority after consultation with the Highway Authority before being brought into use, and such facilities shall thereafter be so retained.
No works shall be commenced on the penultimate dwelling on the site until the estate road has been completed to the satisfaction of the Planning Authority after consultation with the Highway Authority.
On completion, the proposed development will become a Home Zone. Traffic calming principles, including Home Zone features at the access point(s) shall be incorporated into the design, and so constructed, to the satisfaction of the Planning Authority after consultation with the Highway Authority.

Reasons for conditions

To ensure adequate access and vehicle parking facilities to occupied dwellings and in the interests of road safety.
In the interests of road safety, and to ensure compliance with the Department's policy on traffic calming and Home Zones.

NB 1 All work on the construction of the strategic roads external to the estate, but within the application site shall be constructed in accordance with DoT standards.

NB 2 All construction details shall be constructed in compliance with Manx Roads 2. NB 3 An agreement under S4 of the Highways Act 1986 must be entered into between the developer and the Department of Transport prior to any work commencing on site. The developer should make contact with Network Planning Section, telephone 686682. FAILURE TO ENTER INTO AN AGREEMENT BEFORE ANY WORK STARTS ON SITE WILL RESULT IN ROADS NOT BEING ADOPTED. SUCH INFORMATION WILL BE DISCLOSED ON SEARCH.

Yours sincerely ken Avinson.

K C ASHCROFT Planning Engineer It should be noted that these observations relate only to matters affecting the highway and do not in any way prejudice any decisions which may be reached in relation to Town and Country Planning or Bye-Laws. cc The Secretary to the Planning Committee

Department of Local Government and the Environment

Isle of Man

Rheynn Reiltys Ynnydagh as y Chymmyltaght

Government

Reiltys Ellen Vennin

Mr D Humphrey Senior Planner Heritage Homes Limited Park House Isle of Man Business Park Cooil Road Braddan IM2 2SA

Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF email: [email protected] Tel: (01624) 685947 Fax: (01624) 686443 Director of Planning & Building Control M.I. McCauley, M.R.T.P.I.

Please reply to Anthony Holmes, Planning Officer

17th August 2004

Our ref: 03/00790/B & 03/01846/B

Dear Mr Humphrey

Re: PA 03/00790/B & 03/01846/B – Development off Gardeners Lane, Ramsey.

With regard to your submission relating to the two above planning applications I would advise that the Department has reviewed your draft submission documents and we would make the following comments.

Given that your main statement draws all your information and thoughts together I have concluded that it is simplest if the paragraph number is listed followed by any comments. Therefore the comments on your main statement are:

Paragraph 1.3 - There are various references throughout your statement to Plan No 1, Plan No 2, etc. Whilst lacking in the draft submission it is assumed that these various plans will form part of the formal submission.
Paragraph 1.5 - You have stated that PA03/01846/B proposes 46 dwellings yet an examination of the drawing no. 2291.10a shows a development of 50 dwellings.
Paragraph 2.1 - See comments for paragraph 1.3.
Paragraph 3.1 - See comments for paragraph 1.3. Reference is made to the dry water balancing feature within area 3 contributing to public open space provision. The Department are concerned about the actual usability of this, as it is not usable open space.
Paragraph 3.2 - The inclusion of the fenced hard surface 'all' (should this be ball?) court is welcomed by the Department but how the existing nearby residents and others may view this addition is questionable.

Paragraph 3.5 - The use of the phrase 'intended to complete' raises some concern and we are unsure as to how a process for ensuring the subsequent completion of the access roads to an acceptable standard would work.

Paragraph 3.6 - Is there any particular reason why 5.9 metres AOD is used when my understanding is that the figure referred to in the West Ramsey Development Framework is 5.75 metres AOD? The West Ramsey Development Framework requires the detailed construction design of flood protection measures to form part of the current planning applications, we are uneasy with the detail construction design of the bank being developed following additional further site investigation. We would not recommend that this is dealt with by condition. Furthermore, we would expect any flood protection measures to be constructed prior to the construction of any dwellings, not prior to the occupation.

Paragraph 3.8 - It would be preferable if any new planting were shown on the submitted drawings.

Paragraph 3.9 - The principle of development on an individual plot basis still raises concern and the Department is uneasy with the potential for piecemeal development of this area. Further explanation of this should be provided.

Paragraph 3.10 - Similarly to the comment for 1.5 have you have stated that 46 dwellings are proposed for area 4 yet an examination of the drawing no. 2291.10a shows a development of 50 dwellings. See comments for paragraph 1.3 . Paragraph 3.13 - We have understood that Ramsey Town Commissioners, the Department of Transport Drainage Division and the Department of Agriculture, Fisheries and Forestry Freshwater Fisheries would not accept the disposal of surface water into the Auldyn River in this location and have no evidence to change this view. If this situation has changed we would expect supporting evidence from those bodies.

Paragraph 4.2 - See comments for paragraph 1.3 . Paragraph 4.7 - It is accepted that the West Ramsey Development Framework should correctly state that there 'should be a minimum of 2 hectares of land for use as recreation/play area on the land west of Gardeners Lane (notated " 4,5 & 6 " on the key diagram).'

Paragraph 4.9 - Your draft statement contains a rogue d). Is this a typing mistake or should there be something under d)?

Paragraph 4.10 - Given the nature of the sites full flood protection measures that have been designed in accordance with and approved by the relevant bodies is expected with the planning applications. It is considered that the current planning applications do not provide sufficient detail about the design of flood protection measures.

Paragraph 5.2.5 - As noted earlier it is accepted that the West Ramsey Development Framework should correctly state that there 'should be a minimum of 2 hectares of land for use as recreation/play area on the land west of Gardeners Lane (notated " 4,5 & 6 " on the key diagram)... Whilst we do not accept your argument that a civic amenity site would conflict other uses with this area it is now understood that a civic amenity site is being pursued elsewhere.

Paragraph 5.2.8 - In terms of your opinion regarding the siting of formal open space in parts not suited to built development we are concerned that this could result in unusable open space that is essentially worthless. Consequently, we are concerned over the level of usable open space provision within area 3. We also consider that in terms of the overall development of 229 dwellings, other than the fenced ball court, there is a lack of appropriate 'kick-about' play provision.

Paragraph 5.2.9 - We note your consultation with the Architectural Liaison Officer and welcome the various changes that have been made to the layouts.

Paragraph 5.3.1 - It would be useful if this could be shown on a separate plan. Paragraph 5.3.2 - It would be useful if this could be shown on a separate plan. Paragraph 5.4.5 - This ties in with our concern with this the area being developed on a individual plot basis.

Paragraph 5.5.5 - You state that the analysis has been accepted by the Department of Transport. Whilst this may be true we have no evidence to substantiate this and given the effect this has on phasing we will need some as part of the planning applications.

Paragraph 5.6.1 - As noted previously, see comments on 3.13 , we have concerns regarding the surface water drainage of area 4 into the Auldyn River.

Paragraph 5.6.2 - We understood that Ramsey Town Commissioners and the Department of Transport had concerns about the water attenuation feature in terms of its design and its adoption. We have nothing to suggest that these issues have been addressed and overcome.

Paragraph 5.6.5 - See comments for paragraph 5.6.2. It is unclear how the drainage system will have sufficient capacity to cope with the short term overload conditions.

Paragraph 5.7.3 - The detailed design of the flood protection measure will need to be submitted as part of the planning application. If approval is granted it is likely to be subject to a condition requiring the implementation of the flood protection measures before the construction of any dwelling in area 3.

Paragraph 5.7.4 - There is currently nothing to substantiate this statement from either Ramsey Town Commissioners or the Department of Transport Drainage Division. Such substantiating evidence will be required as part of the planning applications.

Paragraph 5.8.3 - In terms of hydrological impact of the development is there any evidence that no part of the existing salt marsh will affected? What is meant by 'best practices will be implemented'? Paragraph 5.8.4 - Again this directly relates to the detailed design of the flood protection measures, which at present are not included within the planning applications. We consider that such detailed information is needed within the planning applications.

Paragraph 5.8.5 - How do you propose to undertake 'appropriate ecological surveys'? Paragraph 5.10 - Evidence has been put forward by Manx National Heritage of historical events that may give rise to archaeological interest in the West Ramsey Development Framework area. However, given the lack of specific knowledge of particular areas of interest we would, if approval is granted, expect to use a standard condition relating to access for recording in the event of anything of archaeological interest being discovered.

Paragraph 5.12 - As previously noted we still have concerns about the self-build plots. Paragraph 6.9 - We do not have objections to the development of the sites, we simply want to ensure that they are developed in a manner that address the various complex issues of the West Ramsey area.

Generally, in terms of the revised design and layout of the sites it is appreciated that you have undertaken consultation with the Police Architectural Liaison Officer. The resultant layouts are considered to be an improvement on earlier designs.

The Department remains concerned over the addressing of the hydrological issues within the planning applications and particularly the issues of surface water drainage into the Auldyn River, the flood attenuation pond and the detailed design of flood protection measures. More specifically the issue of surface water drainage into the Auldyn River needs clarification and supporting evidence from the respective drainage authorities submitted if appropriate. The issue of the flood attenuation pond need to be addressed further as we understand that Ramsey Town Commissioners and the Department of Transport Drainage Division have issues over its design and adoptability. In accordance with the West Ramsey Development Framework how the flood protection measures will work needs to be demonstrated to the satisfaction of Ramsey Town Commissioners and the Department of Transport Drainage Authority. At present the specific detail of the flood protection measures remains vague and needs to be addressed as part of the planning application.

We also still have some have concerns over the open space provision for the area. Taking into account all the planning applications, from which we calculate there is the potential for 229 new dwellings, there seems to be a lack of suitable 'kick-about' play provision. Whilst we welcome the additional 'kick-about' play area in area 2 it is considered that further provision is needed. In particular the open space provision proposed within area 3 is the flood attenuation pond and we would question its actual worth as usable open space. We would like to see further usable open space provision within area 3. Has the possibility of providing further 'kick-about' play provision

in the south eastern corner of area 6 tied into the current planning applications been considered? At some point in the development of West Ramsey such provision will be required and the Department is not prepared to accept the issue being left for the later phases of development, possibly never happening.

On a general note it would be useful if you could provide evidence of where consultation has been undertaken with bodies such as Ramsey Town Commissioners and the Department of Transport and what the outcomes were.

In terms of progressing the applications I would suggest that you address the issues raised in this letter and then make a formal submission. On a practical note when you do make the formal submission given the amount of drawings that we now have it would be useful if you could supply a issue sheet detailing the drawings that are to be considered as part of the planning applications.

Should you wish to discuss this matter please do not hesitate to contact me.

Yours sincerely

Anthony Holmes

Anthony Holmes Planning Officer

Appeal statement on behalf of the Planning Committee

Appeal no: 06/0185

Planning application no: 03/01846/B

Subject: 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. Land north of Ramsey Power Station and west of Gardeners Lane, off Gardeners Lane, Poylidooey, Ramsey.

Appeal 06/0185 - Heritage Homes Ltd

PA 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. Land north of Ramsey Power Station and west of Gardeners Lane, off Gardeners Lane, Poylldooey, Ramsey.

The proposed development and application site

The planning application seeks approval for a mixed use 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 in the West Ramsey/Poylldooey area of Ramsey. The application site is located on the western side of Gardeners Lane to the north of the MEA power station.
The application was initially considered and approved on the 10th February 2006, with the initial approval decision notice issued on the 10th April 2006. A copy of the initial approval decision notice is enclosed at appendix 1 of this statement.
A review of the initial decision was considered by the Planning Committee on the 29th June 2006. They resolved to confirm the initial approval decision, with the review approval decision notice issued on the 13th July 2006. A copy of the review approval decision notice is enclosed at appendix 2 of this statement.

Planning history

There have been a number of previous planning applications that could be viewed as material to the assessment of this current planning application:

Planning application 87/01945/A sought approval in principle for the erection of approx. 15 industrial units on part of field 8183, Gardeners Lane, Lezayre. This previous planning application was initially approved by the Planning Committee, with the initial approval decision notice issued on the 8th January 1988. The approval was confirmed by the Planning Committee at review, with the review approval decision notice issued on the 23rd June 1988.
Planning application 88/00666/A sought approval in principle for the layout of roads, sewers and plots on field 8183 adjacent Milntown Cottage, Gardens Lane, Lezayre. This previous planning application was initially refused by the Planning Committee, with the initial refusal decision notice issued on the 2nd September 1988. The refusal was confirmed by the Planning Committee at review, with the review refusal decision notice issued on the 19th January 1989.
Planning application 91/00575/A sought approval in principle for the erection of a mixed residential scheme, business/industrial park & landscaping on land at Poylidooey, Ramsey. This previous planning application was initially refused by the Planning Committee, with the initial refusal decision notice issued on the 25th October 1991.
Planning application 91/01487/A sought approval in principle for the erection of a mixed residential scheme, business/industrial park & landscaping on land at Poylidooey, Ramsey.

This previous planning application was initially approved by the Planning Committee, with the initial approval decision notice issued on the 22nd January 1992. The approval was confirmed by the Planning Committee at review, with the review approval decision notice issued on the 9th July 1992. The approval was subsequently confirmed on the 3rd February 1993 following the dismissal of an appeal against the approval.

Planning application 00/02041/A sought approval in principle for change of use of land for mixed purposes including, residential, commercial/retail, business park, industrial and car parking on land off Gardeners Lane, Poylidooey, Ramsey. This previous planning application was initially refused by the Planning Committee, with the initial refusal decision notice issued on the 13th June 2001.
Planning application 00/02042/B sought approval for residential development comprising roads, plots, sewers and 120 dwellings on land off Gardeners Lane, Poylidooey, Ramsey. This previous planning application was withdrawn before any decision made.
Planning application 01/01462/A sought approval in principle for the erection of residential and business park development on land off Gardeners Lane, Poylidooey, Ramsey. This previous planning application was withdrawn before any decision made.
Planning application 02/01909/B sought approval for the erection of a residential estate layout comprising roads plots and sewers and 54 dwellings with highway amendments on land north of Ramsey Power Station and west of Gardeners Lane, off Gardeners Lane, Poylidooey, Ramsey. This previous planning application was withdrawn before any decision made.
Planning application 03/00790/B sought approval for the erection of a 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 on land east of Gardeners Lane between Greenlands Park and Poylidooey Nature Reserve, off Gardeners Lane, Poylidooey, Ramsey. This previous planning application was initially approved by the planning committee, with the initial approval decision notice issued on the 10th April 2006. The approval was confirmed by the Planning Committee at review, with the review approval decision notice issued on 11th July 2006.

Representations

In terms of representations to the planning application it is considered logical to list and summarise the various representations in chronological order.
Prior to the initial decision being made the following representations were made to the planning application.
- (11/12/03) The Department of Health and Social Security advised that they had no specific comment on the merits of the planning application be requested that they be informed of the outcome of the planning application.
- (11/12/03) The Disability Access Office advised that they had no specific comments on the merits of the planning application but recommended that the needs and requirements of disabled access are considered.

(16/12/03) The Police Architectural Liaison Officer advised that they had concerns about certain aspects of the proposed development in relation to the idea of designing out crime.
(17/12/03) The owner and/or occupant 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.
(19/12/03) The owner and/or occupant of Seacliffe, Braddan, advised that they accepted there is no specific flood risk with this application site, that the provision of local amenities has some merits but considers the design to be of limited merit.
(19/12/03) The owners and/or occupants of Greenlands advised that they had concerns regarding the scale of development, the potential impact on wildlife, the potential traffic impact and the potential impact of the proposed uses on their residential amenity.
(19/12/03) Ramsey Town Commissioners requested that any decision be deferred pending the publication of the West Ramsey Development Framework.
(29/12/03) The owner and/or occupant of Ivy Cottage advised that they had concerns regarding the scale of development, the potential traffic impact, the potential impact on the structural integrity of their dwelling and the suitability of the proposed public house.
(30/12/03) The Department of Transport Highways Division requested deferral to allow further consideration of highway and traffic impacts.
(31/12/03) Sgt. D Flint, Ramsey Police Station, advised that they had concerns that an additional public house within Ramsey was not justified and that the police's resources were already stretched.
(05/1/04) The Department of Agriculture, Fisheries and Forestry advised that they had concerns that the construction a footpath along the western boundary may lead to excavations being too close to mature trees, having an adverse impact on their stability and long term health.
(5/1/04) The owner and/or occupant of 47 Lezayre Park objected to the planning application. Their objection can be summarised as concern regarding the suitability of the land for development, the impact on wildlife, the potential flooding issues and the service infrastructure provision.
(5/1/04) Manx National Heritage referred back to their comments in response to the draft version of the West Ramsey Development Framework. They advised that they considered 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.
(8/1/04 & 12/1/04) The Department of Agriculture, Fisheries and Forestry advised that they considered that the planning application should be subject to an environmental impact assessment, that a suitable buffer strip between the development and the river needs to be provided and that the general issues of wildlife protection need to be addressed.
(Not dated but assumed to have been received on or before 12/1/04) The Isle of Man Water Authority advised that they had no specific comment on the merits of the planning application but requested that an informative note be attached to any approval decision notice.
(16/3/04) The Department of Transport Highways Division advised that they considered there to be no adverse traffic impacts subject to the imposition of conditions.
(16/2/05) The Department of Health and Social Security advised that they had no specific comment on the merits of the planning application be requested that they be informed of the outcome of the planning application.
(17/2/05) The Isle of Man Fire and Rescue Service advised that they had no specific comment on the merits of the planning application but recommended 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 advised that they had 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 advised that they had 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.
(2/3/05) The owners of The Ramsey Trawlerman objected to the planning application on the grounds of commercial competition and the actual need for development.
(3/3/05) The Department of Transport Drainage Division requested that any decision be deferred pending the outcome of their calculations.
(3/3/05) The Department of Agriculture, Fisheries and Forestry advised that they were concerned that the proposed development does not provide generous landscaped space, that the development could reduce the moisture levels to the detriment of wildlife and that advice should be taken with regards to Japanese Knotweed.
(7/3/05) The owner and/or occupant of 47 Lezayre Park maintained their objection to the planning application.
(16/3/05) The Department of Transport Highways Division advised that they considered there to be adverse traffic impacts subject to the imposition of conditions.
(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.

Following the issuing of the initial decision being made the following representations were made to the planning application:

(25/4/06) The owners and/or occupants of 81 Lezayre Park reiterated their previous objection to the proposed development.
(31/5/06) The owner and/or occupant of 47 Lezayre Park reiterated their previous objection to the proposed development.
(2/6/06) Heritage Homes Limited questioned the reasonableness and wording of condition no.5 5 and 6 of the initial approval decision notice.

Assessment

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

Isle of Man Planning Scheme (Ramsey Local Plan) Order 1998, which requires that the "development of this land should be undertaken only in accordance with an approved scheme for the whole area". Extracts of the relevant section of the Ramsey Local Plan are enclosed at appendix 3 of this statement. 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. A copy of the development framework is attached to this appeal statement as appendix 4. 9. 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 receipt of the amendment is reflected in some of the representations to the planning application. 10. The main considerations from the framework document in relation to this planning application can be categorised as land use, civic amenity site, open space, nature conservation, archaeological assessment, highways, car parking, flood protection, drainage and phasing. It is considered sensible to address each of these in turn. 11. 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 4 of the key diagram for the framework document, which is specifically zoned for development as a neighbourhood centre to service the overall development of West Ramsey. The framework document identifies possible uses such as shops, nursery facilities, meeting hall and public

house. Any remaining land should be developed for medium/high density housing (15-30 dwellings per hectare).

Civic amenity site - The framework document identifies the need for a civic amenity site to serve the north of the Island and suggests area 4 as a possible location for such a facility.
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 are required to be provided.
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 may 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.
Flood protection - 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 to a minimum level of 5.75 metres. It is recognised that the flood protection measures can be handled in a number of different ways.
Drainage - 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 Poyildooey 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.
Phasing - 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.

Assessment

As the principle of development is basically established through the Ramsey Local Plan, and the accompanying Written Statement the assessment of the planning application is best made

through the examination of the proposed development against the West Ramsey Development Framework. The proposed development was therefore 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. Taking each relevant point in turn the proposed development can be assessed as follows.

Land use - In terms of land use designation, and therefore the basic principle of development, the proposed development conforms to the designation within the framework document. Whilst the proposal clearly entails a development of more than eight dwellings it was accepted that it is only reasonable to adopt a more relaxed approach to the provision of affordable housing as the planning application was submitted a considerable time before the Tynwald's adoption of the affordable housing policy.
Civic amenity site - The development proposed by the planning application does not include provision for a civic amenity site. Whilst this is not in strict accordance with the framework document it is not considered to be grounds for refusal of the planning application. It should be noted that there has been a recent planning application, 05/00673/B, seeking approval for the creation of a civic amenity site on land within the existing MEA power station to the south of the application site. This planning application was refused, primarily on the grounds of the lack of information within the planning application. It is understood that a site for a civic amenity site is still being pursued.
Design and open space - The design of the proposed layout, both in terms of layout and dwelling design, was been the subject of discussion with the applicants. Generally, it is believed that the layout and design of area 4 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. The framework document makes reference to providing open space provision in accordance with the standards within the draft Strategic Plan. The weight to be attached to anything within the Strategic Plan has to be limited by reason that the document has not yet been adopted. Therefore, on balance it is considered that the level of provision within the proposed development 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 Poylidooey Nature Reserve, the school playing fields at Auldyn School and the open countryside. 23. Nature conservation and archaeological interest - 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 amended scheme takes account of the previous concerns regarding the proximity of development to the Glen Auldyn River. Overall, it is considered 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 developed. They do accept that a standard archaeological watching brief may be appropriate. This stance has been accepted and an archaeological watching brief condition attached to the approval decision notice.

Highways and car parking - The form of the principal access roads is governed by the existing alignment of Gardeners Lane and the positioning of the roundabout. The application is accompanied by a traffic assessment and following lengthy discussions involving the Department of Transport Highways Division it is understood 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 Poylidooey Road. The proposed development also introduces a series of pedestrian footpaths and links. These are considered to be in the correct locations and therefore acceptable. The car parking provision within the proposed development accords with the requirements of the framework document and is therefore acceptable.
Flood protection - The existing floor level of area 4 is entirely above 5.75 metres and therefore does not require any specific flood protection measures.
Drainage - Ramsey Town Commissioners are the Drainage Authority for Ramsey, acting in a capacity 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.
Phasing - The development proposed within the planning application accords with the phasing requirements set out within the framework document.
On balance, and after much consideration, the Planning Committee concluded that that the development proposed by the planning application meets the requirements of the framework document.
It is understood that part of the appeal against the approval of the planning application may relate to the conditions attached to the approval. The attached conditions have been discussed with and agreed by the Planning Committee at both initial and review stages. Other than to say that the conditions attached to the approval are considered necessary, relevant, enforceable, precise and reasonable it is felt that discussion of the conditions may be better dealt with at the appeal hearing.

Recommendation

The Planning Committee recommends that the application be approved in accordance with the review approval decision notice dated the 13th July 2006.

This statement has been prepared on behalf of the Planning Committee by Mr A Holmes, BA(Hons) DipTP(UC) MRTPI, Planning Officer.

Signed .............................. Date ..............................

Appendix 1 Isle of Man Planning Scheme (Development Plan) Order 1982

Heritage Homes Ltd Park House Isle Of Man Business Park Cooll Road Braddan Isle Of Man

In pursuance of powers granted under the above Acts and Order the Department of Local Government and the Environment does hereby APPROVE the following application made on behalf of:

Name: Heritage Homes Ltd Proposal: 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

at: North Of Ramsey Power Station And West Of Gardeners Lane Off Gardeners Lane Poylidooey Ramsey

which was considered on 10 February 2006, subject to compliance with the conditions specified below.

Date of Issue: April, 2006

Murray House Mount Havelock Douglas

Secretary Planning Committee

SCHEDULE OF CONDITIONS:

The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to drawing no.s 016, 2291.10a, 2291.11, 2291.12, 2291.13, 2291.14.C, SH/A&M/01, SH/A&M/02, SH/A&M/03, SH/H/(Ta)/01 rev. A, SH/H(Terrace)/01 rev. A, SH/H(Ta)/20, SH/H(Ta)/30, SH/LD/20, SH/LD/30, SH/LD_M/01, SH/LD_M/02 and SH/M(T)/01 rev. A date stamped the 9th February 2005.
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.
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.
No dwelling shall be occupied until the public house, shop units and nursery have been constructed and are, to the satisfaction of the Planning Authority, available for use.
No dwelling shall be occupied until the play areas are, to the satisfaction of the Planning Authority, capable of use.
There must be no discharge of surface water to the main foul sewerage system.
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.

NOTE 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.

NOTE The applicant/developer is advised to contact the Isle of Man Water Authority to discuss service provision to the development.

This decision was made by the Planning Committee constituted in accordance with Paragraph 2 of Schedule 1 of the Isle of Man Planning Scheme (Development Plan) Order 1982.

03/01846/8

Note 1: This permission refers only to that required under the Town and Country Planning Acts and does not include any consent or approval under any other enactment, bylaw, order or regulation.

Note 2: No works may be commenced until such time as -

the time for requesting a review of the initial decision has expired; or
any review of the initial decision has been completed; or
the time for requesting an appeal in relation to the decision has expired; or
any appeal has been completed.

Note 3: Rights of the review of the decision are attached.

03/01846/B

Appendix 2 Isle of Man Planning Scheme (Development Plan) Order 1982

Date of Issue: 3 July, 2006

Murray House Mount Havelock Douglas

Secretary Planning Committee

SCHEDULE OF CONDITIONS:

The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to drawing no.s 016, 2291.10a, 2291.11, 2291.12, 2291.13, 2291.14.C, SH/A&M/01, SH/A&M/02, SH/A&M/03, SH/H/(Ta)/01 rev. A, SH/H(Terrace)/01 rev. A, SH/H(Ta)/20, SH/H(Ta)/30, SH/LD/20, SH/LD/30, SH/LD_M/01, SH/LD_M/02 and SH/M(T)/01 rev. A date stamped the 9th February 2005.

03/01846/B

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.
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.
No dwelling shall be occupied until the public house, shop units and nursery have been constructed and are, to the satisfaction of the Planning Authority, available for use.
No dwelling shall be occupied until the play areas are, to the satisfaction of the Planning Authority, capable of use.
There must be no discharge of surface water to the main foul sewerage system.
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.

NOTE 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.

NOTE The applicant/developer is advised to contact the Isle of Man Water Authority to discuss service provision to the development.

This review has been considered by the Planning Committee on written evidence. Any additional submissions not previously circulated to interested parties are enclosed herewith.

03/01846/B

Note 1: This permission refers only to that required under the Town and Country Planning Acts and does not include any consent or approval under any other enactment, bylaw, order or regulation.

Note 2: No works may be commenced until such time as -

the time for requesting an appeal in relation to the decision has expired; or
any appeal has been completed.

Note 3: Rights of the appeal against the decision of the planning committee are attached.

Note 4: An appeal must be requested within a period of 21 days.

Appendix 3 Planning Circular 2/99

THE RAMSEY LOCAL PLAN

WRITTEN STATEMENT

for consideration with the accompanying Planning Scheme Order

Department of Local Government and the Environment Rheynn Reiltys Ynnydagh as y Chymmyltaght

The Planning & Building Control Division, Murray House, Mount Havelock, Douglas,

IM1 2SF

THE ISLE OF MAN PLANNING SCHEME (RAMSEY LOCAL PLAN) ORDER 1998 WAS APPROVED BY TYNWALD ON 17TH NOVEMBER, 1998 AND CAME INTO EFFECT ON 1ST DECEMBER, 1998

3.8 D. Poyll Dooey/Ballachrink

Development of this land should be undertaken only in accordance with an approved scheme for the whole area. This should provide, on the western two-thirds of the land, mixed density housing and a primary school site (if required by the Department of Education). On the eastern third of the site, there should be light industrial development (see Policy R/I/P1(B)). Drainage arrangements must be such as to avoid adverse impact on water quality, fish, and freshwater invertebrate fauna in the Sulby River.

3.9 E. Lezayre Road/Gardeners' Lane

Development may be undertaken only in accordance with an overall scheme for the area. This scheme should be prepared after examination of the feasibility of providing a second crossing of the Sulby River, and should include: a) a minimum of 3 ha of land for light industrial use; b) a minimum of 2 ha of land for use as a recreation/play area; c) generous landscaped space alongside the rivers and the former railway line and around Poyll Dooey House.

3.10 F. Ballure

Most of this area is either developed, partly developed, or has the benefit of planning permission. It is important that the completion of these developments or any proposals

Policies

4.9 In the light of the above, the following employment, industrial and public utility related policies are considered appropriate for Ramsey.

Policy R/I/P1 Light Industrial Development

4.10 The following areas are allocated for light industrial development subject to the general provisions stipulated.

A. North Shore Area

4.11 Further industrial or warehousing units beyond those currently with planning consent will not be permitted unless required for the shipyard. There will be a presumption in favour of the relocation/rationalisation of existing service/utility/construction industries in the gas works area to allow for improved traffic circulation in accordance with an adopted traffic management plan. Only after the implementation of this will any surplus land be approved for housing.

B. Riverside/Station Road/Ballachrink

4.12 Development of this area may be undertaken only in accordance with an approved development brief for Poyll Dooey/Ballachrink. The presumption will be in favour of an extension to Station Road to serve the area (reference: Policy R/R/P2D) and the relocation of the bus maintenance facilities to this area. A pumping station shall be located following discussion with the Department of Transport and be subject to an appropriate landscaping scheme.

C. Gardeners' Lane/Lezayre Road

4.13 A maximum of 3 hectares (approximately 8.0 acres) shall be reserved for industry as part of a scheme for the whole area (reference: Policy R/R/P2E).

D. Vollan Fields

4.14 The area to the east of the A9, north of the Bridge 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/P2I).

Policy R/I/P2 General Industrial Development

4.15 All industrial development shall be carefully considered in terms of overall layout, design of units, colour, and the use of materials in addition to scale and massing, with a general presumption in favour of light industrial uses.

Policy R/I/P3 New Industrial Schemes

4.16 Appropriate landscaping schemes will be required as an integral part of any new industrial scheme and should, where possible, be undertaken at the inception of any development proposals in order to minimise visual impact and protect neighbouring developments.

Department of Local Government and the Environment

West Ramsey Development Framework

March 2004

1.0 INTRODUCTION

1.1 This document and the accompanying key diagram have been prepared by the Department to further develop the proposals for the West Ramsey area within the Ramsey Local Plan. It is the result of a comprehensive consultation process that began with the publication of the West Ramsey Development Framework consultation draft document in January 2003. Various representations were received in response to the consultation draft version and resulted in further meetings and discussions with relevant parties. This document has been amended from the consultation draft as a result of this extensive consultation process. 1.2 It is envisaged that the development of West Ramsey will provide the town with a range of opportunities for new homes, jobs and services for new and existing residents. It is important that any development is planned, phased and co-ordinated to ensure that it results in a high quality environment that makes a positive contribution to the town. 1.3 This Development Framework will constitute supplementary planning guidance which is in accordance with the Ramsey Local Plan and to which the Department will have regard in the determination of planning applications submitted in relation to the West Ramsey area.

2.0 BACKGROUND

2.1 The Ramsey Local Plan was approved by Tynwald in November 1998 and came into operation on the 1^{\text {st }} December 1998. The Local Plan allocates extensive areas for residential, industrial, and open space use. The Written Statement which supports the Local Plan (Planning Circular 2/99) requires that the "development of this land should be undertaken only in accordance with an approved scheme for the whole area" (see paragraphs 3.8,3.9,4.12 and 4.13 of the Circular, which are set out in appendix 1 of this document). 2.2 Before this development can take place an overall Development Framework needs to be in place to ensure that there is appropriate infrastructure, that proper regard to is had to interests of acknowledged importance and that the nature of the development is tailored to meet the needs of Ramsey. 2.3 Beyond the Town boundary to the west, in the Parish of Lezayre, there is further land zoned for development on the 1982 Development Plan. This development is not expected to take place before that within Ramsey, but the Development Framework has been prepared so as to be capable of accommodating, if necessary, further development to the west in the long term.

3.0 OVERALL CONCEPT

3.1 The proposals within the Ramsey Local Plan for the West Ramsey area provide a unique opportunity to create a new neighbourhood for Ramsey. The natural characteristics of the

area and its proximity to the town centre, the Sulby River and the rural land to the west offer an opportunity to create a quality environment for those who live and work in the area. The Development Framework seeks to identify the key elements of the existing landscape. By incorporating them and creating new structural landscape features, including open spaces and woodland planting, the intention is to provide a strong landscape structure in which to site the various elements of the neighbourhood. 3.2 The towns and villages of the Island have developed their own sense of place over many years. It is particularly important in a major development such as West Ramsey to identify those elements that can help create such a sense of place. This Development Framework aims to identify these elements including river corridors, tree belts, areas of salt marsh and notable buildings.

4.0 LAND USES

4.1 Whilst the land use zoning with the Development Framework essentially reflects those within the Ramsey Local Plan the very broad nature of the Ramsey Local Plan zoning has been refined in order to accommodate: 4.1.1 Business park uses within the land zoned for light industrial use at Ballachrink. 4.1.2 A neighbourhood centre to service the residential uses adjoining Gardeners Lane. 4.2 It is also appropriate for the Development Framework to provide guidance on the design of residential layouts by prescribing housing densities in response to topography, flood protection and housing need.

5.0 HOUSING

5.1 The Ramsey Local Plan identifies two zones that are suitable for partial or complete residential development: 5.1.1 Poylldooey/Ballachrink (notated "D" in the Ramsey Local Plan and " 2 " & " 3 " on the key diagram). This area is approximately 11 hectares in size. 5.1.2 Gardeners Lane/Milntown Farm (notated "E" in the Ramsey Local Plan and " 4 ", " 5 " & " 6 " on the key diagram). This area is approximately 13 hectares in size. In accordance with the Ramsey Local Plan approximately 3 hectares should be used for light industrial purposes. 5.2 Having regard to the nature of the land, housing need, flood risk, the protection of the various interests of the Sulby River and the location of the land relative to other facilities within the Town, it is appropriate to refine the use of these zones as follows: 5.2.1 Within the Poylldooey/Ballachrink area, the land between the new distributor road and the Poylldooey Nature Reserve (as notated " 3 " on the key diagram)

should be developed for low density housing (12-15 dwellings per hectare). This could provide in the order of 60 to 75 homes but is dependant on the requirements of any flood protection and drainage measures (see sections 15 & 16 of this document). 5.2.2 Within the Poylldooey/Ballachrink area the land south of the new distributor road (as notated " 2 " on the key diagram) should be developed for medium/high density (15-30 dwellings per hectare). This could provide in the order of 75 to 150 homes. 5.2.3 Between Gardeners Lane and Glen Auldyn River (as notated " 4 " on the key diagram) the land should be developed for a neighbourhood centre to service the needs of the overall development of West Ramsey. The neighbourhood centre could include uses such shops, nursery/crèche facilities, meeting hall, public house. During the consultation process interest in the provision of new community facilities for churches within Ramsey has been highlighted. Land within this area that is not needed for neighbourhood centre uses should be developed for medium/high density housing ( 15-30 dwellings per hectare). 5.2.4 To the west of the Glen Auldyn River and south of the new distributor road (as notated " 5 " on the key diagram) the land should be developed for medium/high density housing and, if there is sufficient demand, light industrial uses. This could provide in the order of 45 to 90 homes. 5.2.5 To the west of the Glen Auldyn River and north of the new distributor road (as notated " 6 " on the key diagram) the land should be developed for low density housing ( 12-15 dwellings per hectare). This could provide in the order of 70 to 90 homes. 5.2.6 All development within these areas is dependent on the requirements of any flood protection and drainage measures (see sections 15 & 16 of this document). 5.3 Given the wider housing need in Ramsey it is considered that provision should be included within the areas of medium/high density housing for a range of affordable housing in accordance with the housing policies contained in the Draft Strategic Plan published by the Department in July 2001. The exact number, type and location of affordable housing will be the subject of detailed discussion in the context of the planning applications submitted for the various areas. 5.4 The residential layout and design of new houses should create an appropriate sense of place. All planning applications will be required to be accompanied by a Design Statement to demonstrate how the application addresses the key elements of the Development Framework and will assist in a creating a sense of place. The design of new houses should help to establish a specific local character and, where appropriate, take account of the style of the existing buildings within the area. Buildings that could be used for inspiration include Greenlands, Poylldooey House, the Milntown Gatekeeper's Cottage and traditional buildings in Glen Auldyn.

5.5 The layout and design of the residential areas within the West Ramsey area should, where possible, result in energy efficient layout. It is considered that this can potentially be best achieved through the appropriate use of passive solar gain. Applicants and developers are advised to discuss the implications of with the Department as part of any submitted planning applications. 5.6 The land in the Parish of Lezayre beyond the Town boundary (as notated " 7 " on the key diagram) that is zoned on the 1982 Development Plan will, in the long term, form the edge of the Ramsey. The long term development of this area should result in the creation of an attractive landscaped transition between the countryside and the urban area. 5.7 The design of all new housing areas must include adequate open space provision (as indicated in the Ramsey Local Plan and clarified in section 10 of this document) and incorporate features that seek to reduce opportunities for criminal and anti-social behaviour (see appendix 2 of this document).

6.0 LEZAYRE ROAD ESTATE

6.1 The Department and Ramsey Town Commissioners are working on detailed designs for the redevelopment of the Lezayre Road Estate (notated " 8 " on the key diagram), which falls within an area of Predominantly Residential Use under the Ramsey Local Plan. The Development Framework identifies the opportunity to improve access to the area and reduce conflict between vehicles servicing residential and industrial properties in the area by providing a link road from the estate to the new distributor road. This link road is discussed more specifically in section 13 of this document.

7.0 INDUSTRY

7.1 Within the Ramsey Local Plan there are several zones within the West Ramsey area that are identified for industrial use: 7.1.1 Poylldooey/Ballachrink (notated "B" on the Ramsey Local Plan and " 1 " on the key diagram of this document) - Within this area the land south of the new distributor road should be used for light industrial purposes. The land to the north of the new distributor road, if there is sufficient demand, could be used for business park uses. In any case, the siting of new buildings close to the Sulby River and the Poylldooey Nature Trails will demand sensitive design of both the buildings and the spaces around them. 7.1.2 Gardeners Lane/Milntown Farm (notated "C" on the Ramsey Local Plan and " 4 ", " 5 " & " 6 " on the key diagram of this document) - The Ramsey Local Plan indicates that there should be approximately 3 hectares of land reserved for industrial purposes as part of a scheme for the whole area. This use should only be taken up if there is a need for light industrial development and no development opportunities remain on the Poylldooey/Ballachrink land. If light industrial

development is required on it should be accommodated within the eastern extent of the zoning. 7.1.3 Gladstone Park (notated " 9 " on the key diagram) - Whilst this is an area of established industrial use there are two potential changes in relation to the Development Framework. Firstly, the provision of a link road from the Lezayre Estate to the new distributor road, which is discussed more specifically in section 13 of this document. Secondly, the potential of the former Mannin Circuits factory site to be developed for residential purposes. Such redevelopment for residential purposes will be dependent on whether the site is deemed to be no longer required for industrial purposes, the design of the link road and the availability of other land for industrial development. 7.1.4 Milntown Power Station (notated " 10 " on the key diagram) - At present it is understood that there are no plans for the closure of the power station. However, should the power station become redundant this land should be developed for light industrial purposes and designed so as to have regard to the proximity of the existing Lezayre Park housing estate, the potential amenity value of the Glen Auldyn River and other developments within the West Ramsey area. 7.2 All industrial development should be sited and designed so as to provide generous landscaped space alongside the rivers and the former railway lines, and be separated from adjacent residential areas by both space and appropriate screen planting.

8.0 CIVIC AMENITY SITE

8.1 The Department has identified the need for a civic amenity site to serve the north of the Island. Therefore, provision should preferably be made for a civic amenity site on the land between Gardeners Lane and Glen Auldyn River (as notated " 4 " on the key diagram). Should this area prove not to be suitable for a civic amenity site provision should be sought for the location of one elsewhere within the West Ramsey area.

9.0 EDUCATION

9.1 The existing level of provision within Ramsey is considered to be appropriate to meet the educational needs arising from the housing within the West Ramsey area. Should there be a need for nursery/crèche facilities within the West Ramsey area these should be located within the neighbourhood centre.

10.0 OPEN SPACE

10.1 The Ramsey Local Plan states that there should be generous landscaped space alongside the rivers and former railway line and around Poylldooey House, and that there should be a minimum of 2 hectares of land for use as recreation/play area on the land west of Gardeners Lane (notated " 4 on the key diagram). In addition to this there should be provided within the new residential areas within the West Ramsey area toddler play space

and children kick around areas in accordance with the standards set out in Appendix 4 of the Draft Strategic Plan published by the Department in July 2001.

11.0 NATURE CONSERVATION

11.1 Within the Development Framework area there are several sites or features of particular ecological or nature conservation interest including semi-improved habitats consisting of semi-improved grassland and field boundaries with mature trees and hedges, bats that make use of the trees along the field boundaries and the river margins for movement, feeding and roosting, an area of salt marsh associated with the Sulby River and the Poylldooey Nature Trails. 11.2 Whilst it is inevitable that the existing ecology will be affected by the development of the West Ramsey, such development should be designed to comply with the following criteria: 11.2.1 All planning applications should be accompanied by accurate tree surveys. There will be a presumption in favour of retaining and protecting all existing trees. Accordingly, existing trees should be retained where possible and incorporated into any appropriate landscaping schemes. 11.2.2 The area of salt marsh should not be disturbed and drainage arrangements should not adversely affect the hydrological context of either the salt marsh or the other areas of ecological interest adjoining the rivers within the West Ramsey area. 11.2.3 The Poylldooey Nature Trails should be suitably protected from detrimental impacts of any new development by means of distance and screening. 11.2.4 The Sulby and Glen Auldyn rivers must be suitably protected from detrimental impacts of any new development in accordance with the advice of the Department of Agriculture, Fisheries and Forestry's Freshwater Fisheries section.

12.0 ARCHAEOLOGICAL INTEREST

12.1 The West Ramsey area is understood to potentially contain sites of archaeological interest. Accordingly, all planning applications should include an archaeological assessment of the particular area, including an appropriate method statement. Where necessary planning approvals will be appropriately conditioned to ensure that sites of archaeological interest are suitably investigated and recorded during any construction phase.

13.0 HIGHWAYS

13.1 At present there is vehicular access to the West Ramsey area from Poylldooey Road (off Station Road and from Gardeners Lane. In the Ramsey Local Plan it is stated that there should be an examination of the feasibility of providing a second crossing of the Sulby

River. The Highway Authority has advised that such a crossing is not required to enable the development of the West Ramsey area. Therefore, it is not a requirement of the Development Framework for a second crossing of the Sulby River to be constructed in association with the overall development of the West Ramsey area. 13.2 As indicated on the key diagram a new distributor road linking the Poylldooey Road to Gardeners Lane should be constructed. The route of the distributor road on the key diagram is for illustrative purposes only and the exact route will be determined by a number of factors, including flood protection, drainage and access. There should not be direct individual accesses onto this distributor road and it should be designed to restrict vehicle speeds in what will become a predominantly residential area. 13.3 Gardeners Lane should be suitably improved between the former railway line and the junction with the new distributor road. The existing roadside trees should, where possible, be retained and incorporated into a central reservation. North of the new distributor road the attractive rural character of Gardeners Lane should be retained. 13.4 A new access road should be constructed from the new distributor road to the Lezayre Estate. This access road should be to the east of the former Mannin Circuit as shown on the key diagram linking into the distributor road, the existing Poylldooey Road and the redevelopment of the Lezayre Estate. Provision of a new link between the Poylldooey/Ballachrink land (notated " 1 " on the key diagram of this document) and the existing Gladstone Park area (notated " 9 " on the key diagram of this document) should be also considered. The design of the distributor road and any associated access road should be discussed with the Department of Transport prior to its submission as part of any planning application. 13.5 The former railway line is informally used as a public footpath between Station Road and Gardeners Lane but is blocked further west where it adjoins the power station. When possible the full length of the railway line from Station Road to the western edge of the West Ramsey area, and potentially beyond into Lezayre, should be formally established as a public footpath and cycleway. The development of the West Ramsey area should incorporate appropriate links to this footpath and to the existing Poylldooey Nature Trails

14.0 CAR PARKING

14.1 Car parking within developments in the West Ramsey area should be provided in accordance with the current standards set out within the Isle of Man Planning Scheme (Development Plan) Order 1982 unless superseded by standards within The Isle of Man Strategic Plan upon its adoption.

15.0 FLOOD PROTECTION

15.1 Parts of the West Ramsey area have been previously affected by a combination of river and tidal flooding. Following flooding in Sulby, the Department of Transport commissioned and received a report on the Sulby River from Bullen Consultants -

Strategic Study of the Sulby River, November 2002. Although not specifically related to the West Ramsey area the conclusions of the report have been, where appropriate, incorporated into the Development Framework. 15.2 The impact of tide levels extends approximately 4 kilometres upstream from Ramsey. The report indicates that, for a 1 in 200 year tidal event, the tide at Poylldooey will rise to 5.75 metres above local datum and that this level should account for the estimated rise in sea levels over the next 50 years. Accordingly, new residential development on the West Ramsey area should be built in a way that protects it from flooding at a level of 5.75 metres. It is recognised that this can be done in a number of different ways. Any planning application will be required to demonstrate how flood protection will be provided and this will need to be the subject of detailed discussion and agreement with the Department, the Department of Transport's Drainage Division and Ramsey Town Commissioners. 15.3 Other new development including the new distributor road should also be protected from tidal flooding. Here again any planning application will be required to demonstrate how flood protection will be provided. Similarly, this will need to be the subject of detailed discussion and agreement with the Department, the Department of Transport's Drainage Division and Ramsey Town Commissioners. 15.4 All flood protection measures will need to take account of the potential impact of surface water run-off and drainage (see section 16 of this document).

16.0 DRAINAGE

16.1 An overall surface water layout plan will be required as part of any planning application for the West Ramsey area in order to minimise the potential number of attenuation ponds, tanks, outfalls to the Sulby River and other measures required. Such details should be discussed and agreed with the Department of Transport's Drainage Division prior to the submission of any planning application. 16.2 Foul sewage and surface water run-off arising from development within the West Ramsey area 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 Poylldooey Road. Where it is not practical it may be pumped to a point where it can be drained by gravity to the pumping station on Poylldooey Road or elsewhere, subject to the agreement of the Department of Transport's Drainage Division. Foul sewers should be of sufficient capacity to carry the load that might reasonably be anticipated once the West Ramsey area, and potentially the land further west in Lezayre, has been developed. In order to ensure appropriate maintenance all sewers should be land under highways or publicly accessible land. 16.3 Surface water run-off from roofs and paved areas will inevitably drain to the Sulby River. There may be a requirement to introduce attenuation tanks or ponds in order to slow down the rate of run-off to reduce the likelihood of river flooding during periods of heavy rainfall and to store surface water during periods when tidal conditions prevent discharge

of flows to the Sulby River. Advice on this issue should be sought on a site-specific basis from the Department of Transport's Drainage Division. The location and design and of any new outfalls to the Sulby River must be undertaken having regard to the ecological interest and amenity value of the river banks and also be agreed with the Department of Transport's Drainage Division and where appropriate the Department of Agriculture, Fisheries and Forestry's Freshwater Fisheries section.

17.0 PHASING

17.1 For reasons of good land use and satisfactory infrastructure provision it is sensible to control the order in which large areas are developed. Accordingly, it is considered that the development of the West Ramsey area should proceed as follows. 17.1.1 Any planning applications to develop within the West Ramsey area must include details of flood protection, foul and surface water drainage, and access. 17.1.2 The development of areas 2,3 & 4, as shown on the key diagram, must include highway and infrastructure to support the level of development proposed and make provision to ensure that the distributor road links into the development of area 1 , as shown on the key diagram, and the remaining land to the west of the Auldyn River, as notated as 5,6 & 7 on the key diagram. 17.1.3 The development of area 1 , as shown in the key diagram, must include highway and infrastructure to support the level of development proposed and make provision to ensure that the distributor road links into the exiting extent of Poylldooey Road, a new access into the Lezayre Road and the development of areas 2 & 3, as shown in the key diagram. 17.1.4 No development may commence on the land west of Auldyn River, as notated 5, 6 & 7 on the key diagram, before the development of areas 1,2,3 & 4 are substantially complete. Furthermore, the development of the land west of the town boundary within the Parish of Lezayre, as notated 7 on the key diagram, may only commence once the development of areas 5 & 6 is substantially complete.

Appendix 1

Extracts from Planning Circular 2/99 - The Ramsey Local Plan

Paragraph 3.8

D. Poyll Dooey/Ballachrink

Development of this land should be undertaken only in accordance with an approved scheme for the whole area. This should provide, on the western two-thirds of the land, mixed density housing and a primary school (if required by the Department of Education). On the eastern third of the site, there should be light industrial development (see Policy R/I/P1(B)). Drainage arrangements must be such as to avoid adverse impact on water quality, fish, and freshwater invertebrate fauna in the Sulby River.

Paragraph 3.9

E. Lezayre Road/Gardeners' Lane

Development may be undertaken only in accordance with an overall scheme for the area. This scheme should be prepared after examination of the feasibility of providing a second crossing of the Sulby River, and should include: a) a minimum of 3 ha of land for light industrial use; b) a minimum of 2 ha of land for use as recreation/play area; c) generous landscaped space alongside the rivers and the former railway line and around Poyll Dooey House.

Paragraph 4.12

B. Riverside/Station Road/Ballachrink

Development of this area may be undertaken only in accordance with an approved development brief for Poyll Dooey/Ballachrink. This presumption will be in favour of Station Road to serve the area (reference: Policy R/R/P2D) and the relocation of the bus maintenance facilities to this area. A pumping station shall be located following discussion with the Department of Transport and be subject to an appropriate landscaping scheme.

Paragraph 4.13

C. Gardeners' Lane/Lezayre Road

A maximum of 3 hectares (approximately 8.0 acres) shall be reserved for industry as part of a scheme for the whole area (reference: Policy R/R/P2E).

Appendix 2

Development and Crime Prevention

Introduction

The following guide is intended to offer advice on how crime prevention and reduction measures can be incorporated into the design of developments within the West Ramsey area. Applicants and developers should aim to, where appropriate, incorporate elements contained within guide into planning applications.

Appropriate design and layout of new development can help reduce the opportunity for crime, the fear of crime and lessen incidence of anti-social behaviour. New development should seek to reduce opportunities for criminal and anti-social behaviour, reduce the fear of crime and increase the likelihood of detecting crime. The ultimate objective of crime reduction is to create a safe environment for all. The Island has a low crime rate in comparison to the United Kingdom. However, if not addressed, fear of crime can become a significant problem in its own right. It can have a serious and lasting effect on the quality of life, particularly among those in the more vulnerable sectors of society, such as women, children, the disabled and the elderly. A reduction in the fear of crime is dependent upon reducing the risk of crime itself. This can be achieved through design and management of public areas, which seeks to influence the way the built environment is perceived by the public, and potential offenders alike.

It is important that all aspects of new development are considered at an early stage within the design project in order that potential conflicts, including those appertaining to crime prevention, can be resolved. Historically, initiatives that attempt to incorporate crime prevention measures at a later stage, particularly when the development is built, can prove to be expensive or even impossible.

Crime Prevention through Environmental Design

The factors that influence crime, and anti-social behaviour, are complex but it is widely accepted that environmental factors can play a part. Crime prevention through environmental design is a world wide multi-disciplinary approach to crime reduction, and increasing perceived community safety. It seeks to influence the behaviour of the offender and acknowledges that the layout and design of the built environment can greatly affect crime patterns and trends, by either creating or reducing opportunities for criminal behaviour and public disorder. There are no fixed rules but there are a number of accepted principles that should be considered during the design process, including the following concepts:

Surveillance

Effective natural and passive surveillance is a basic element of crime prevention. It will deter the offender by making them feel vulnerable. Natural surveillance by the occupants

of buildings, pedestrians, passing motorists and cyclists will assist in creating an environment within which the criminal is made to feel vulnerable and exposed.

For example, car parking areas, footpaths, open spaces and children's play areas should be located in order that they are capable of being viewed from adjoining properties, well used roads and footpaths. Effective lighting during the hours of darkness will encourage greater legitimate public usage of spaces and footpaths, increasing the level of surveillance, and thus reducing the opportunities for anti-social behaviour or criminal activity. Good design and consideration to the position of windows can maximise surveillance from buildings. Road layouts and footpath networks should be designed to encourage effective observation.

Defensible Space & Territoriality

Defensible space is defined as an area that is perceived by potential offenders to be under the control and/or surveillance of other persons. Territoriality relates to space and the way areas of space relate to each other. As the degree of influence exercised by an individual over an area increases the more private it becomes. There are four types of recognisable space:- private, semi-private, semi-public and public.

Private - Spaces under the total control of the occupant and not visually or physically acceptable to the public, e.g. a rear garden.

Semi-Private - Spaces under the control of the occupant but visually or physically accessible to the public, e.g. the front garden of a house.

Semi-Public - Spaces under the control of, or within the area of responsibility of, a specific group of occupants and accessible to the public, e.g. communal parking area.

Public - Spaces where the general public has access by right, e.g. public open space, roads, and footpaths.

The key is to give ownership or responsibility for an area to people who will monitor such space. Spaces that have unclear boundaries, ownership or responsibility are more likely to be prone to criminal activity and vandalism. There are significant benefits in terms of crime reduction in creating private and semi-private spaces where occupants feel they have a sense of control. Clearly defined boundaries between public and private spaces can assist in reducing criminal and anti-social behaviour.

Boundaries can be real or symbolic. Consideration should be given to the use of physical barriers including building lines, walls, fences and gates, which prevent unhindered access and easy escape routes. Symbolic boundaries can be created by the use of a change in road surface or pavement texture, a narrowed entrance, decorative gateposts or archways. Such symbolism gives a clear indication to anyone crossing a boundary that they are moving from a public into a semi-private or private area, and that they should have a good reason for being there.

Crime is easy to commit when an offender is not recognised as a threat. An offender within a public space will be ignored. If boundaries between public and private space are ambiguous, the offender will remain anonymous and will be provided with the opportunity to commit crime.

Crime Features

Crime features are features within the environment that, due to their existence, may influence, and/or create the opportunity for crime or anti-social behaviour. Four common features are:

Movement Generators - footpaths that links areas together, giving offenders anonymity and creating alternative escape routes.

Ambush Points - consideration should be given to eliminating potential hiding places where offenders may lay in wait undetected. For example, deeply recessed doorways or inappropriate plant choice within designed decorative planting areas.

Honey Pots - Features within the built environment that cause people to remain at a location for longer than normal. For example, fast food outlets or off licences.

Fear Generators - features within the built environment that are perceived as being dangerous and as such are avoided by legitimate users. Such features create fear avoidance cycles, e.g. poorly lit footpaths.

Secured by Design

The principle of the Secured by Design Initiative should be incorporated into the design process. Secured by Design is primarily an initiative to encourage the building industry to adopt crime prevention measures to assist in reducing the opportunity for crime and the fear of crime, creating a safer and more secure environment. The requirement to consider the implications of Secured by Design has been included within the Department of Local Government and the Environment Draft Building Regulations 2003 (Section 20).

The design of a building, the space around it and the type of property boundary can significantly contribute towards crime prevention. The opportunity to increase natural surveillance should be considered when deciding on the provision and position of windows, although a balance may need to be struck between the extent of the surveillance and any loss of privacy. Design features that might assist entry to the property such as decorative features, street furniture or flat roofed extensions that might allow a wall to be climbed or provide access to an upper window should be avoided.

Landscape Design

Careful consideration should be given to landscape design and the choice and positioning of decorative planting. It is imperative that opportunities are not created for concealment (ambush points) or the provision of unsupervised access to the rear of the buildings. The inappropriate choice of tree species and planting location can also obscure streetlights. Appropriate planting such as thorny shrubs can be an effective means of deterring crime. Positioned correctly they can be used to create a physical barrier between public areas and private areas which may be vulnerable to crime.

It should be ensured that hard landscaping does not create a hostile environment. Paved surfaces and benches should be designed and located so as to prevent, or minimise, opportunities for anti-social behaviour (for example - skateboarding or vandalism). Consideration should be given to the utilisation of interruption surfacing where this may be an issue. It is also important that the choice of materials used as ground cover minimises the opportunities for causing damage to nearby buildings and vehicles. For example, loose pebbles, stones and boulders would provide a ready supply of potential missiles to cause damage.

Lighting

Research has shown that improved street lighting can influence crime. Effective levels of illumination will help to reduce burglaries (residential and commercial), street crime and vehicle related crime, and increase the chances of detecting crime. It also helps to reduce the fear of crime and encourages the legitimate use of footpaths, and local facilities by making people feel safe. Different sources, patterns and levels of illumination will need to be considered for different environments. It is important to avoid creating pools of darkness. Light pollution can be kept to a minimum by the choice of appropriate luminaries.

Footpaths

Public footpaths are important in allowing pedestrian movement within a proposed development. They should be provided where they are likely to be well used, thereby providing fewer opportunities for crime and generating an increased sense of safety. This will in turn increase their usage. Footpaths that are not well used can provide opportunities for crimes against users as well as unobserved access to the rear of buildings and as a means of escape for offenders.

Where practicable, footpaths should not be routed to the rear of buildings. If such routing is unavoidable a substantial impenetrable hostile planting buffer should be located between a secure boundary fence or wall and the footpath. Where footpaths run at the rear of adjacent lines of residential premises consideration should be given to the use of "Alleygating". This has been shown to be an effective means of controlling access and reducing the opportunities for crime.

It is preferable that footpaths located in order that they are overlooked by the frontage of premises and/or passing traffic. They should be well lit, wide with unobstructed views

ahead, and without sharp changes in direction. Where landscaping is used it should not provide a means of concealment. Footpaths should ideally include exit points to increase the sense of safety of those using them by providing opportunities to leave them so that individuals or a group of people can be avoided.

Build Quality and Maintenance

It is of paramount importance that the fabric of structures, street furniture, footpaths, public spaces and landscaping are designed for longevity without the need for regular maintenance. Poor design and subsequent maintenance can quickly lead to neglect resulting in criminal damage and anti-social behaviour.

Types of Development

The following section seeks to identify those crime reduction issues that should be taken into account when designing and assessing particular types of development.

Residential Development

Research has shown that most crime - burglary, theft, criminal damage, and car-related crime - is opportunistic. The design and layout of residential environments can impact upon the prevention of crime, the fear of crime, and deterring anti-social behaviour. Developers should consider the following issues when designing new housing layouts:

Neighbourhoods - Crime prevention is more effective when a neighbourhood feels and acts as a community. This should be reflected in the design layout with the development divided into small recognisable neighbourhoods. By the creation of a community residents will exercise control over their property and environs.

Dwelling types - Where practicable, large concentrations of similar types of dwellings should be avoided. A variety of dwelling types and sizes, including those likely to be occupied during the working day, such as those suitable for retired people will ensure a mix of residents and increase the likelihood of natural surveillance throughout the day.

Natural surveillance - Surveillance should be maximised whilst maintaining adequate privacy. Where practicable dwellings should be grouped in small clusters to enable an unobstructed view of neighbours' properties, footpaths, play areas, open space and parking areas. Entrances to dwellings should be visible from the street.

Vehicular access - Consideration should be given to the use of symbolic boundaries such as gateposts, narrowed entrances, or changes of surface material at the entry to cul-de-sacs. This will increase the perception that you are entering a semi-private area and thus reducing a stranger's anonymity.

Car parking - Where possible, parking should be located within the curtilage of dwellings. If this is not possible then communal parking areas should be provided in

well-lit areas that are open to natural surveillance. Parking bays should clearly relate to the dwellings they serve.

Footpaths - The design and layout of footpaths should seek to encourage legitimate pedestrian movement within new development. Where practicable, footpaths should not be routed to the rear of buildings. If unavoidable, a substantial impenetrable buffer capable of being quickly established should be planted between a secure boundary fence or wall and the footpath. Where footpaths run at the rear of adjacent lines of residential premises consideration should be given to the use of "Alleygating".

Rear gardens - Where practicable gardens should interlock to prevent unobserved access. Physical boundary fencing should clearly define the curtilage of the garden. Rear gardens that back on to roads, footpaths, and open land should be avoided.

Wheelie bins - Wheelie bins can be used as a means of climbing into rear gardens. They should be stored securely within individual residential curtilages.

Secured by Design (SBD) - the security of dwellings and the design of the estate should meet the principles of the Police initiative "Secured by Design". Developers are encouraged to initiate SBD approval prior to a planning application being submitted.

Estate Layouts - Cul-de-sacs create semi-public/private areas that engender a sense of community. The layout of residential estates should be designed to achieve a balance between the use of cul-de-sacs and enabling through traffic that will facilitate effective surveillance.

Industrial Estates and Business Parks

The risk of burglary and vandalism to industrial buildings can be high. Such buildings are particularly at risk during the hours of darkness or at weekends when they may be unattended. Car parking and service areas also create extensive hard surfaces, which can attract groups of young people during evenings leading to criminal damage and antisocial behaviour. These problems can be reduced through:

Perimeters - Physical or symbolic boundaries such as entrance pillars and/or changes in road surface create an impression of a semi-private space. The industrial estate or park should have a securely fenced or landscaped boundary. The boundary should not prevent natural surveillance from outside of the compound.

Natural surveillance - Where practicable access points, car parking and service areas should be overlooked from the buildings they serve. Parking areas should be well-lit and unprotected secluded areas between and behind buildings should be avoided.

Secure external compounds - Secure compounds should be supplied for the storage of goods, materials and rubbish should be provided. The storage of flammable materials should be kept away from walls and buildings.

Vehicular access - The number of vehicular access points to an industrial estate or business park should be kept to a minimum and located to receive maximum potential surveillance from passing traffic. This is particularly relevant during the hours of darkness.

Footpaths - Where practicable, public footpaths through industrial estates or business parks should be avoided. Footpaths within estates should be located to the frontage of industrial premises to maximise surveillance.

Adjacent space - The nature and use of adjacent space such as public or private open space should be considered during the design process. Such areas can have poor surveillance and increase opportunities for access by criminals and the ease of their escape. Consideration should therefore be given to enclosure of the premises.

Landscaping - Long-term landscaping should be designed and maintained so as not to prevent natural surveillance or reduce the effectiveness of lighting.

Neighbourhood Centre

The neighbourhood centre should be designed to be an attractive and safe environment. Increased pedestrian usage will assist in the reduction of theft, criminal damage, burglary and anti-social behaviour. It is important not to create a "dead centre" during the hours of darkness. This may be achieved through:

Usage - Consideration should be given to the inclusion of residential use, for example, "living over the shop" to increase pedestrian activity during the hours of darkness.

Lighting - Good illumination of the centre will deter criminal and anti-social behaviour at night by increasing legitimate pedestrian activity.

Landscaping - Planting, paving and street furniture must be designed to reduce opportunities for damage or anti-social behaviour.

Service yards - Service yards must be capable of being secured. Bin and storage areas should be large enough to accommodate all storage needs including those of extended holiday periods (Christmas, Easter). They should be designed to prevent the risk or arson, prevent easy access to upper windows, and should not create hiding spaces. Where service yards are open to the general public they should be well lit and located to maximise natural surveillance.

Open Space and Children's Play Areas

The fear of crime, criminal damage and anti-social behaviour are often associated with public open spaces and children's play areas. Surveillance from dwellings and by people

moving through or past such areas can significantly reduce opportunities for criminal and anti-social behaviour. Developers should try to ensure that:

Natural surveillance - Children's play areas, youth shelters, and areas of open space within new housing developments should be located to maximise natural surveillance from surrounding dwellings. Surveillance will be increased by the use of well designed lighting. Care should be taken to minimise disturbance to any adjoining residents.

Planting - Planting should be a suitable height, and be properly maintained to allow natural surveillance and to avoid hidden areas. The use of hostile planting will discourage hiding places.

Children's play equipment - Equipment should be resistant to damage.

Youth shelters - Consideration should be given to the inclusion of youth shelters within the development. Shelters should be well illuminated to increase surveillance.

Car Parking

Car parking areas are vulnerable to the theft from, and of cars. In order to increase safety and reduce the fear of crime account should be taken of:

Natural surveillance - Car parks should be located to maximise surveillance from nearby buildings and well-used pedestrian and vehicular routes. The boundary treatment of the car park should allow for views into it from these routes.

Lighting - Car parks should be well illuminated to increase surveillance, whilst avoiding light pollution.

Pollution - The inclusion of decorative planting within car parking areas should be carefully considered. Planting should not reduce surveillance from surrounding buildings or footpaths.

LEGEND

| PORTENA ROGINA | RETAIRE INDUSTRIAL | | --- | --- | | LEGEND | | | LEGENDO | FUNGRILE FUTURE | | LEGENDO | RESENTE | | MEDIUM / HIGH | INDUSTRIAL | | MIDDLE ROGINA | CENTE | | LUM DENSITY ROGINA | SUSSESS | | LUM DENSITY | SUSSESS | | FRENTE | SCHEDULE | | LONG DUNG | SUBSENTIAL | | LONG DUNG | SUBSENTIAL | | FESTATE | FESTIVAL | | LONG DUNG | SUBSENTIAL | | FEST | FESTIVAL |

7 POTENTIAL FUTURE

7 2021

12/17/17

1/25/17

1

PLEASE CAN THIS SOON FILE 03-1846

Anthony Holmes Planning Officer Department of Local Government and the Environment Murray House Mount Havelock Douglas Isle of Man IM1 1SF

Dear Mr. Holmes,

PLANNING APPLICATIONS PA 03/00790/B & 03/01846/B

Land off Gardeners Lane, Ramsey.

Thank you for your comprehensive letter of 17th August 2004 which sets out the Department's comments in respect of the draft submission concerning the above sites. We have considered all of the comments, and where relevant, our consultants have revisited a number of the matters that you highlighted. We have also made a number of amendments to the detail and the layout of the respective applications.

For each of the two applications I now enclose:

3 copies of the Planning Statement;
3 copies of revised application plans (as listed on the drawing issue sheets included).

I have also appended to the statement a table setting out our response to your various comments. As you will see, some of the points have been changed/clarified in the revised Planning Statement, and others have been covered in the amended application plans, and/or in the plans contained within the Planning Statement.

I trust that this revised submission provides you with the necessary information for the applications to be determined, but if there are any outstanding matters, please let me know.

Yours sincerely,

David Humphrey Senior Planner

HERITAGE HOMES LIMITED

Park House, Isle of Man Business Park, Cooil Road, Braddan, Isle of Man IM2 2SA Telephone (01624) 693300 Fax (01624) 693301 Sales Office Telephone (01624) 615000 Fax (01624) 615161 Email: [email protected] Web: www.dandara.com

Incorporated in the Isle of Man Registered No. 77099C Directors: Seamus Nugent, Joe McLaughlin, Hugh McGuinness, John Cain, Gary Leeming, Ciarán Downes, Alfie McGuinness

PLANNING COMMITTEE SECRETARY'S OFFICE

9 FEB 2005
03 01846
REF. ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................

1.0 INTRODUCTION AND SCOPE

1.1 This report has been prepared by Burroughs Stewart Associates, 17A Victoria Street, Douglas in support of a planning application for mixed development of 50 no. residential units, 1 no. public house, 1 no. pre-school nursery and 2 no. shop units at lands west of Gardner's Lane, Ramsey. 1.2 The subject greenfield site is approximately 1.8 hectares in area and is bound by the Glen Auldyn river to the west, greenfields to the north, Gardner's Lane to the east and a power station to the south. There is a gradual fall from the southeast to the northwest of approximately 4.5 metres with an average gradient of 1 in 40 towards the Glen Auldyn river. 1.3 This report addresses the servicing of the site with respect to foul and surface water drainage. Various 'without prejudice' discussions with the Department of Transport's Drainage Division and Ramsey Town Commissioners (RTC) also inform the report content.

All services have been strictly designed in accordance with the Department of Transport's (DoT) 'Manx Sewers for Adoption' - 1^{\text {st }} Edition.

2.0 FOUL WATER DRAINAGE

2.1 The subject site will be served by constructing a gravity system, which will in turn drain to a pumping station with a 100 mm diameter uPVC rising main of some 390 metres. It is proposed to discharge the rising main to a new manhole that shall outfall by gravity to an existing manhole (RTC) ref. 8602, within the Greenfields residential development on Greenfields Avenue. The proposed foul drainage layout is indicated on BSA. drawing no's 1466/0-200 & 1466/0-201. Calculations are included in appendix A below. 2.2 The peak foul discharge into the pump station is estimated as approximately 3.0 litres per second based on 1000 litres per household per day. This is derived from 225 litres per head per day considering 4 persons per

household. For the commercial development, the flows have been based on rates provided by the DoT. 2.3 In accordance with DoT requirements 12 hour storage will be provided for. It is proposed to provide this storage within the pump sump and an off-line storage chamber between the level of the start time of the pump and the inlet invert of the foul sewer. This is further illustrated on BSA drawing no. 1466/0202. 2.4 The pump specification is based on:

Static Head: 7.6 metres Length of RM: 390 metres Diameter of RM: 100 mm Class C uPVC Peak Inflow: 3.0 litres/second 2 no. ITT Flygt pumps will be specified for duty and standby. 2.5 All gravity foul sewers within the subject site have been strictly designed with minimum gradients as per Section 2.13.3 of 'Manx Sewers for Adoption' to achieve self cleansing velocities throughout.

3.0 SURFACE WATER DRAINAGE

3.1 It is proposed to discharge all surface water from the proposed development into the Glen Auldyn river by constructing a RC headwall and wingwall at the outfall. This is further illustrated in BSA drawing no. 1466/0-200. The invert level at the outfall will be 5.52 m above ordnance datum (AoD). 3.2 It is understood that a conservative flood level of 5.9 \mathrm{~mA} \mathrm{OD} is to be adopted by the local authority for future design, corresponding to an accumulation of high tide, an easterly wind direction and a storm of high return period. Although the proposed outfall is below this level it is envisaged that, during the short period that the flood level rise and fall above the outfall invert level of 5.52 , the drainage system can still operate under surcharged conditions.

3.3 The design of all surface water sewers has been completed using the Modified Rational Method as per 'Manx Sewers for Adoption - 1^{\text {st }} Edition' requirements.

The following parameters apply:

| Return Period | = | 2 year | | --- | --- | --- | | Time of entry | = | 4 minutes | | Pipe Ks | = | 0.6 mm |

Calculations are included in appendix A below and the proposed surface water drainage layout is indicated on BSA drawing no. 1466/0-200

The pipes within the subject site have been designed to flow only partially full for a 2 year storm, ensuring no surcharge for a 1 in 5 year storm, and have therefore additional storage for storm events with higher return periods. Moreover the storage provided on the road network within the kerb-lines shall negate any flood risk to properties for storms of higher return periods should any temporary surface flooding occur.

1466/0GE

December 2003 Burroughs Stewart Associates

Appendix A

Foul Water Drainage Calculations

CALCULATION OF FOUL DRAINAGE FOR A MIXED DEVELOPMENT

SUBJECT SITE COMPRISES

Residential

| 28 | no. | Three | Bedroom | 4 | Persons/Units | | --- | --- | --- | --- | --- | --- | | 24 | no. | Two | Bedroom | 3 | Persons/Units |

Commercial

| 1 | no. | Public House | (201/h/day) | 150 | Persons/Unit | | --- | --- | --- | --- | --- | --- | | 1 | no. | Nursery | (801/h/day) | 20 | Persons/Unit | | 2 | no. | Retail Units | (901/h/day) | 4 | Persons/Units |

Total No. of Persons = 354

RESULTING FOUL FLOW

Residential Dry Weather Flow (DWF) = 0.458 l/s Commercial Dry Weather Flow (DWF) = 0.057 l/s

DESIGN FOR PEAK FLOW

Peak Flow = (6 x DWF Residential Dry Weather Flow) + (4 x DWF Commercial Dry Weather)

Therefore Peak Flow = 2.08 l/s

COLEBROOK - WHITE FORMULA

| Q = 3.0 | l/s | | --- | --- | | k s = 1.5 | mm |

Kinematic viscosity @ 15 degrees Celsius = 1.141 x 10^-6 m²/s

Self cleansing velocity = 0.75 m/s

Minimum Gradient = 150 mm Pipe @ 1 in 150 Gradients

| Q = 12.6 | litres/sec full bore | OK | | --- | --- | --- | | V = 0.7 | metres/sec full bore | OK |

Appendix B

Surface Water Drainage Calculations

Residential Development West of Gardeners Lane Storm Water Calculation Sheet

| Time of Entry | | | | | | | | | | | | | | | | | | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | | Stom Frequency = | | | | | | | | | | | | | | | | | | Ks = | | | | | | | | | | | | | | | | | | Section | Ks=0.6 | L | Dia | Grad | 1 | T.F. | T.C. | I | Impermeable Areas Hectares | | | Cumul. | Pipe | Cap. | Full Bore | (%) Full | | | | mm | mm | in | mins | mins | mm/hr | | | | | mm | l/s | Vel (m/s) | Capacity | Capacity | | S1/8 | S1/7 | 24.2 | 225 | 200 | 0.43 | 4.43 | 50 | 0.06 | 0.03 | 0.09 | 0.09 | 12.2 | 225.0 | 37.1 | 0.9 | 32.9 | | S2/2 | S2/1 | 32.6 | 225 | 200 | 0.58 | 4.58 | 50 | 0.02 | 0.06 | 0.08 | 0.08 | 11.1 | 225.0 | 37.1 | 0.9 | 29.9 | | S2/1 | S1/7 | 29.9 | 225 | 200 | 0.53 | 5.12 | 50 | 0.06 | 0.02 | 0.08 | 0.16 | 22.2 | 225.0 | 37.1 | 0.9 | 59.9 | | S1/7 | S1/6 | 12.0 | 300 | 135 | 0.15 | 4.58 | 50 | 0.00 | 0.01 | 0.01 | 0.26 | 36.1 | 300.0 | 96.5 | 1.4 | 37.5 | | S3/1 | S1/6 | 26.7 | 225 | 200 | 0.48 | 4.48 | 50 | 0.11 | 0.03 | 0.14 | 0.14 | 18.9 | 225.0 | 37.1 | 0.9 | 50.8 | | S1/6 | S1/5 | 28.2 | 375 | 200 | 0.36 | 4.94 | 50 | 0.11 | 0.03 | 0.14 | 0.53 | 73.9 | 375.0 | 142.6 | 1.3 | 51.8 | | S1/5 | S1/4 | 30.6 | 375 | 200 | 0.40 | 5.34 | 50 | 0.11 | 0.06 | 0.17 | 0.70 | 97.5 | 375.0 | 142.6 | 1.3 | 68.4 | | S1/4 | S1/3 | 42.0 | 375 | 210 | 0.56 | 5.69 | 50 | 0.12 | 0.08 | 0.20 | 0.90 | 125.6 | 375.0 | 139.1 | 1.3 | 90.3 | | S1/3 | S1/2 | 32.7 | 375 | 200 | 0.42 | 6.32 | 50 | 0.03 | 0.03 | 0.06 | 0.96 | 133.4 | 375.0 | 142.6 | 1.3 | 93.5 | | S4/5 | S4/4 | 60.3 | 225 | 75 | 0.66 | 4.66 | 50 | 0.06 | 0.08 | 0.14 | 0.14 | 19.3 | 225.0 | 60.6 | 1.5 | 31.8 | | S4/4 | S4/3 | 32.9 | 225 | 73 | 0.35 | 5.01 | 50 | 0.03 | 0.04 | 0.06 | 0.20 | 27.7 | 225.0 | 61.5 | 1.5 | 45.0 | | S4/3 | S4/2 | 35.8 | 225 | 45 | 0.30 | 5.32 | 50 | 0.07 | 0.04 | 0.10 | 0.30 | 41.8 | 225.0 | 78.3 | 2.0 | 53.5 | | S5/1 | S4/2 | 31.2 | 225 | 200 | 0.56 | 4.56 | 50 | 0.06 | 0.07 | 0.12 | 0.12 | 17.0 | 225.0 | 37.1 | 0.9 | 45.7 | | S6/1 | S4/2 | 22.9 | 225 | 51 | 0.21 | 4.21 | 50 | 0.00 | 0.07 | 0.07 | 0.07 | 9.7 | 225.0 | 73.5 | 1.8 | 13.2 | | S4/2 | S4/1 | 20.2 | 375 | 200 | 0.26 | 5.58 | 50 | 0.00 | 0.03 | 0.03 | 0.52 | 72.4 | 375.0 | 142.6 | 1.3 | 50.8 | | S7/1 | S1/4 | 26.4 | 225 | 190 | 0.46 | 5.02 | 50 | 0.00 | 0.03 | 0.03 | 0.03 | 3.9 | 225.0 | 38.1 | 1.0 | 10.3 | | S4/1 | S1/2 | 48.7 | 375 | 300 | 0.77 | 6.35 | 50 | 0.00 | 0.04 | 0.04 | 0.59 | 82.0 | 375.0 | 116.4 | 1.1 | 70.5 | | S1/2 | S1/1 | 13.3 | 600 | 400 | 0.18 | 6.53 | 50 | 0.00 | 0.01 | 0.01 | 1.55 | 215.4 | 600.0 | 346.2 | 1.2 | 62.2 | | S1/1 | Outfall | 32.7 | 600 | 400 | 0.45 | 6.97 | 50 | 0.00 | 0.03 | 0.03 | 1.58 | 219.1 | 600.0 | 346.2 | 1.2 | 63.3 | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |

HERITAGE HOMES LIMITED

PLANNING APPLICATIONS AT POYLLDOOEY, RAMSEY, ISLE OF MAN

PLANNING STATEMENT

January 2005

Lovejoy 1 Fore Street Birmingham B2 5ER Tel : 01213297676 Fax: 01213297677 E-mail: [email protected]

1.0 Introduction ..... 1 2.0 Description of the Sites ..... 4 3.0 The Proposed Development ..... 6 4.0 Development Plan Context ..... 12 5.0 Issues in relation to the Applications ..... 16 6.0 Conclusions ..... 28 PLANS AND APPENDICES Plan 1 Application Sites Location Plan Plan 2 Site Layout Area 2 Plan 3 Site Layout Area 3 Plan 4 Site Layout Area 4 Plan 5 Extract from West Ramsey Development Framework March 2004 Appendix 1 Letter of 17 December 2003 from Director of Planning and Building Control

1.0 INTRODUCTION

1.1 This statement relates to two separate planning applications submitted by Heritage Homes Limited in respect of land at Poyldooey, Ramsey. The two sites lie adjacent to Gardeners Lane, to the west of Ramsey, north of Lezayre Road and south of the Sulby River. The development of the two sites - for residential and for residential/ commercial development respectively - give rise to a number of issues that require detailed consideration. This statement provides additional information in respect of those issues. 1.2 Whilst the statement deals with both the individual and combined effects of the prospective development of the two application sites, for reasons of clarity, the sites have been identified separately throughout the statement. For simplicity, the sites are identified in this statement using the numbering references set out in the text and key diagram of the West Ramsey Development Framework (WRDF) published by the Department of Local Government and the Environment (DoLGE) in March 2004. The detail of the WRDF is further considered in the statement below. 1.3 Land lying to the east of Gardeners Lane and proposed for residential development, is in two parts; Area 2 relates to land lying between the line of the former Ramsey to Kirk Michael railway line (now disused) and the proposed line of a new distributor road; Area 3 comprises land north of the proposed distributor road and extends as far north as the Poyldooey Nature Reserve. Area 4 comprises land lying to the west of Gardeners Lane, extending to Auldyn River. The sites are shown on Plan No 1. 1.4 All of the areas are allocated sites for residential development in the approved Ramsey Local Plan. The local plan was approved by Tynwald in November 1998 and was operational from 1 December 1998. The allocations in respect of the areas anticipated that the development of land would only be undertaken in accordance with an overall scheme of development for the wider west Ramsey area. The respective policies applying to each site anticipated, in respect of Areas 2 and 3, that provision should be made for residential development, light industrial use, recreational play area, and landscape space adjacent to the rivers (Sulby and Auldyn), the former railway line, and around Poyldooey House; and that in respect of Area 4 (which included land to the west of the Auldyn River) mixed density housing and a primary school site, with light industrial development on the eastern part of the site. 1.5 The sites have been subject to previous planning applications. Although permissions were granted in 1987, for a stable block (PA 87/1802); in 1988 (at review) for industrial unit (PA

87/1945); and in 1991 (at appeal) for mixed residential/business/industrial development (this last consent (PA 91/1487) broadly coincides with Areas 2, 3 and 4) none of these previous permissions were implemented in whole or part. Application PA00/2042 was submitted by Heritage Homes Ltd. in respect of Areas 2 and 3 in December 2000 but was withdrawn in July 2003 when the current application (PA03/0790) was submitted. Application PA03/0790 (as revised) proposes the residential development of 175 plots with road, sewers, public open space and landscaping, and detailed approval for the construction of 137 dwellings (on Area 2). Application PA02/01909 was submitted by Heritage Homes Ltd. in December 2002 in respect of Area 4. That application was withdrawn in December 2003 in favour of the current application on Area 4 (PA03/01846B) which (as revised) proposes the development of roads, sewers and 46 dwellings and a neighbourhood centre comprising public house (with managers accommodation) children's nursery and two shop units with four apartments over.

1.6 The Director of Planning and Building Control of DoLGE set out, by letter dated 17 December 2003, to Heritage Homes Limited, a list of issues relating to the development of the sites, which had arisen both from consultations on the current and earlier applications, and in respect of the West Ramsey Development Framework (see below). A copy of the Director's letter is at Appendix 1. The specific issues identified in the Director's letter are discussed further below, but the central point of the letter was that Heritage Homes Limited should set out, in a comprehensive form, an assessment of certain environmental effects of the development of the two sites, and to consider the environmental effects of the development of the sites both singly and together. This statement seeks to provide the necessary information in response to the letter of 17 December 2003.

1.7 This statement is structured in the following way:

a) Section 2 sets out a description of the application sites;

b) Section 3 sets out a description of the development proposals;

c) Section 4 sets out the development plan context, by reference to the provisions of the approved Ramsey Local Plan (1998), and the West Ramsey Development Framework (2004), which has been adopted as supplementary planning guidance, and to which the Department of Local Government and Environment will have regard to in the determination of planning applications for the development of land;

d) In section 5 the various issues identified in the letter of 17 December 2003 from the Director of Planning and Building Control are considered individually. The issues are divided into core issues - those that are considered to be critical and central to the acceptability of development - and secondary issues - those issues which, whilst of

importance, are not of themselves determinative of the acceptability of development; and e) Section 6 sets out conclusions.

2.1 As noted above, the application sites lie on the western flank of Ramsey, north of Lezayre Road, off Gardeners Lane. The sites (which are described more fully below) are shown on Plan No 1. 2.2 Areas 2 and 3 lie to the east of Gardeners Lane, and to the north of existing residential development at Lezayre Park/ Greenlands Avenue. Together, they form one of the application sites, which extends to some 8.0 hectares ( 20 acres). To the north the site is bounded by the existing Poylldooey Nature Reserve; to the south by the former Ramsey to Kirk Michael railway line (now used as an informal public footpath); to the east the site boundary is undefined; and to the west the site boundary is formed by Gardeners Lane. The site, previously used for pasture, is now fallow and overgrown, with grassland and scrub vegetation developing. The site falls gently from the south west corner from a level of 10 metres AOD to the north east at 4 metres AOD. Within the northern part of the site there is a pronounced shelf where levels drop between 6 and 4.5 metres AOD. There is a slight fall from west to east, particularly in the southern part of the site. To the north of Area 3 lies the Poyildooey Nature Reserve, which extends to, and along, the southern bank of the Sulby River. To the south, beyond the former railway line, lies existing residential development ( 1 and 2 storey) at Lezayre Park. To the east is land formerly in agricultural use, but now fallow, whilst to the west, beyond Gardeners Lane, and comprising Area 4, is grazing land. 2.3 There is a continuous hedgerow to the western boundary to Gardeners Lane of some 435 metres and a fragmented hedgerow on the southern boundary to the former railway line. Within the site are two discontinuous hedgerows - one running east-west, approximately 175 metres in length, the other running southeast to northwest approximately 120 metres in length. There are some isolated individual scrub trees developing within the site, but none of any significance or stature, and a number of more substantial trees on the western boundary to Gardeners Lane, immediately adjacent to the entrance to the property "Greenlands" to the northwest of Gardeners Lane. The site was noted as poor semiimproved grassland in the Phase 1 habitat survey undertaken by DAFF, although it was also noted that the hedgerows may be used by bats and that the grassland may also be used by breeding birds and by reptiles. Agricultural access to the site is available from Gardeners Lane; following the cessation of agricultural use the site has been used for informal casual recreation and a number of tracks have developed across the site. 2.4 Views to the site are primarily restricted to local views from Gardeners Lane to the west, from the former railway line to the south (but also from the upper floors of properties in

Lezayre Park to the south); and from the Poyldooey Nature Reserve to the north. Glimpse views are also available to the site from the Gardeners Lane footbridge where it crosses the Sulby River, and from the informal footpath on the north side of the Sulby River. The site is visible, but is not readily distinguishable in longer distance views, from higher ground to the south, or from residential properties on the north side of Sulby River within Ramsey.

2.5 Area 4 extends to 2.1 hectares (5.25 acres), and lies on the west side of Gardeners Lane, immediately north of the former Milntown gatehouse. It is defined to the east by an existing hedgerow of some 170 metres length to Gardeners Lane, to the south by a hedgerow and security fence (some 70 metres long) to industrial uses/ Manx Electricity Authority premises, to the west by a substantial belt of riparian vegetation and the Auldyn River, and by an undefined line to the north. Beyond these boundaries, to the east, lie Areas 2 and 3 (described above); to the south are further employment uses and a builders yard fronting on to Lezayre Road; to the west agricultural land on the west bank of the Auldyn River, and to the north, pasture extending up towards a single residential property (Greenlands) set in extensive grounds. The site is used as pasture, and falls gently from approximately 10.3 metres AOD in the southeast to approximately 5.4 metres AOD in the northwest. There is also a slight fall from east to west towards the Auldyn River.

2.6 The principal vegetation features are the existing hedgerow to Gardeners Lane and the substantial tree belt to the Auldyn River. Within the northern part of the site are a number of small to medium scrub trees. The site was noted as poor semi-improved grassland in the Phase 1 habitat survey undertaken by DAFF, although it was also noted that the hedgerows may be used by bats, and that the grassland may also be used by breeding birds and by reptiles. Views to the site are primarily available in close proximity from Gardeners Lane. Glimpse views are also available from the footpath that runs on the north side of the Sulby River, but in longer distance views, particularly from the west, from Lezayre Road, views to the site are screened by intervening hedgerows/hedge banks, and the substantial belt of vegetation on the Auldyn River. Glimpse views are also available to the site from the single residential property, Greenlands, to the north.

3.0 THE PROPOSED DEVELOPMENT

3.1 Land east of Gardeners Lane

It is proposed that Areas 2 and 3 are developed for residential use, roads, sewers, public open space and landscaping. The proposed layouts are shown on Plan Nos 2 and 3 respectively. In overall terms, 175 dwellings are proposed. 137 dwellings are proposed on the southern part of the site (Area 2) and 38 plots on the northern part of the site (Area 3). It is proposed that Gardeners Lane is extended from the south, where there are two existing separate carriageways, to form a dual carriageway from Lezayre Road leading to a new roundabout, located on the line of Gardeners Lane, between Areas 2 / 3 and 4. From this roundabout a new district distributor road is proposed to extend through areas 2 and 3 ultimately connecting with Station Road in Ramsey. Within Areas 2 and 3 some 1.74 hectares ( 4.30 acres) of public open space (including a dry surface water balancing feature of c. 0.26 hectare ( 0.65 acres)) and 0.40 hectares ( 1.00 acres) of landscaped areas) are proposed.

3.2 Area 2

Two storey semi detached houses are proposed on the Gardeners Lane frontage, and on part of the distributor road frontage, with the latter accessed via informal service roads aligned parallel to the distributor road. There will also be two short terrace sections of two/ three storeys fronting the distributor road on the eastern part of Area 2, with rear access from within the development. The balance of the site will be developed in two-storey terrace blocks (typically of five dwellings in each terrace), and five three-storey apartment blocks. Parking will be provided at the rate of two spaces for each dwelling, on plot, or in shared parking areas adjacent to groups of dwellings. Within the landscape/ open space areas within the site (discussed more fully below) two play areas are proposed; one for toddlers within the centre of the site, the other, a fenced hard surface ball court is located in the south east of Area 2, in a location where adjacent properties are at some distance, or are orientated gable end on to the plan area (to reduce any noise disturbance), but are still open to active surveillance.

3.3 Vehicular Access

Vehicular access to Area 2 will be solely from the proposed distributor road via two internal loop roads and a series of culs-de-sac. There will be frontage access only to properties on the (new) dual carriageway section of Gardeners Lane.

3.4 Pedestrian Access

Pedestrian routes will be located along the realigned Gardeners Lane and the distributor road frontages, with access made available from the path along the disused former railway

to the south and through Area 2. In Area 3, a new pedestrian route providing access to the Poylldooey Nature Reserve will be created within the site parallel to Gardeners Lane, but separated from the Lane by the retained frontage vegetation. Pedestrian access is proposed along part of the frontage of the new distributor road and via a crossing point on the distributor road to link back into Area 2. Further pedestrian routes will be provided, associated with the access culs-de-sac within the development and adjacent to the proposed surface water balancing facility.

3.5 Phasing of Access

Access to Areas 2 and 3 will initially be formed via the improved Gardeners Lane. The new alignment, including the dualing of Gardeners Lane and the formation of the new roundabout and the distributor road between Areas 2 and 3 will be constructed to base course with associated drainage. As development proceeds on Area 2, generally from west to east, the development will be completed to a standard acceptable to the Department of Transport Highways and Traffic Division. In respect of Area 3, access roads within the site will be completed to base course level pending the sale and completion of individual plots, with the access roads subsequently completed by Heritage Homes Ltd to a standard acceptable to the Department of Transport Highways and Traffic Division.

3.6 Infrastructure

Foul water drainage will drain from Area 2 by gravity to a new sewer to be constructed along the line of the proposed distributor road linking back to the existing Riverside pumping station in Ramsey. Sewerage will be sized to take account of development of land on Area 3, Area 4, further development west of the Auldyn River and the redevelopment of the Lezayre Estate in Ramsey. Foul drainage in Area 3 will drain by gravity to a proposed pumping station to be located in the northern part of Area 3. Sewage will be pumped via a rising main back into the new sewer to return, by gravity, to the Riverside pumping station (as described above). Surface water from dwellings, roads and common areas for both Areas 2 and 3 will be released into the Sulby River by a gravity system, including a new section of underground pipe that will cross the Poylldooey Nature Reserve. Surface water will be stored within Area 3 in a dry balancing pond located in the northern part of Area 3 during periods of astronomical high tides (discussed more fully below). It is proposed to construct a flood wall or earth bank to a height of 5.9 metres AOD along the northern, western and eastern banks of Area 3; a series of cross sections through the proposed bank are included with the submitted drawings. It is proposed that the bank will be constructed prior to the occupation of any dwellings within Area 3. The proposed distributor road will have a minimum elevation of 5.9 metres AOD, and all of the properties within Area 2, south of the distributor road, will have slab heights in excess of 5.9 metres AOD.

3.7 Design

Lezayre Park to the south of Area 2 comprises predominantly one and two storey suburban housing based on a loop road and cul-de-sac system. To a degree the proposed layout of development on Area 2 reflects that characteristic and density, although by virtue of the type of housing used (terraced units and apartments) and the incorporation of three storey elements, the average density of the proposed development Area 2 will be higher than that existing at Lezayre Park. The buildings are proposed as simple gabled/pitched form, incorporating hipped and half-hipped roofs. The dwellings will be constructed in a mixture of brick and white render, with the use of feature soldier brick courses for variety, primarily on the ground floor, but also at first floor level in three storey apartment blocks. Feature gables will be incorporated above first floor windows, with double pitch and monopitch porches used to emphasise the domestic character of the proposed development. Roofs will generally be in dark grey concrete tile, with windows in UPVC, highlighted selectively by painted render surrounds. Fencing within the development will typically be 1.8 metre high close-bordered timber.

3.8 Landscape

Within Area 2 the existing hedgerow vegetation to the former railway line to the south will be retained, and parts of the hedgerow (ca 120 metres) on the western side of the boundary to Gardeners Lane will be retained within the central reservation of the proposed new dual carriageway section of Gardeners Lane. Part of the existing hedgerow which runs east-west across the site (approximately 90 metres) will be retained within the landscape area south of the proposed distributor road. On the Gardeners Lane and distributor road frontages new tree planting will be developed to define a new avenue character. In addition, new planting will be provided on the (presently undefined) eastern boundary, and reinforcement planting is proposed to the boundary to the former railway line to the south. Within the main developed part of Area 2 there will be substantial tree planting within the main public open space/ play area located in the south western part of the site, and on road frontages within and adjacent to car parking areas. Short avenues of trees are proposed on property frontages on the internal loop roads within the site. New planting in Area 2 is shown on Plan No 2.

3.9 Area 3

The detailed designs of the proposed dwellings to be developed on the individual plots do not form part of this application. It is intended that some of these plots will be made available for sale to individual purchasers/developers; other plots may be developed by Heritage Homes Ltd. The concept of an estate layout within which individual plots are developed by various parties is not inherently different from 'conventional' development in that the development structure (roads and sewers) is established and, subject to the grant

of specific planning permission, individual plots or groups of dwellings are developed subsequently. Whilst no details are proposed, at this stage, in respect of building design on Area 3, the layout anticipates they will be predominately two storey dwellings. Access to Area 3 will be solely from the proposed distributor road, with no frontage access to either the distributor road or Gardeners Lane. A series of culs-de-sac will provide access to 38 development plots. The existing vegetation frontage to Gardeners Lane, although broken in part to provide for the construction of the roundabout and local realignment of access into the northern part of the Lane, will be retained as at present. The existing planting on the frontage to the Poylldooey Nature Reserve to the north will not be affected. Part of the existing east - west hedgerow -some 95 metres in length - will be retained north of the distributor road. To reflect proposed avenue tree planting in Area 2 to the south of the distributor road, similar avenue tree planting is proposed along the northern side of the distributor road between the distributor road and the access culs-de-sac in Area 3. Further tree planting is proposed around (but not within) the dry balancing area located in the northern part of Area 3. As noted above, it is proposed to construct a floodwall or earth bank to a height of 5.9 metres on northern western and eastern banks of Area 3 and further tree and shrub planting is proposed in association with this feature. New planting in Area 3 is shown on Plan No 3.

3.10 Area 4

In respect of Area 4 it is proposed to develop 46 residential properties and a neighbourhood centre comprising public house, nursery, and two shop units (with four apartments over, resulting in a total of 50 residential units overall). The proposed layout is shown on Plan No 4. Area 4 is defined by existing land uses/features to the east west and south, with housing in the south and west of the site and the commercial uses in the north east corner. The total gross floor space of the retail use is 250 square metres ( 2690 square feet). It is anticipated that one of the units will be used as a convenience store, and the other as a takeaway food shop. Access to the site will be from the proposed extended (dual carriageway) Gardeners Lane and roundabout. The commercial development will be located in the southwest quadrant of the proposed roundabout, with housing located beyond to the west/south. An area of car parking is proposed fronting on to the new distributor road frontage to the north of the commercial development. A small area of public open space/play area ( 0.10 ha ( 0.25 acres) is proposed on the frontage to Gardeners Lane where the existing hedgerow will be retained (save for part of its northern end which will require to be removed to form the roundabout). Some 0.10 ha ( 0.25 acres) of public open space is proposed in association with the new footpath adjacent to the Auldyn River. In addition, a further 0.10 hectares ( 0.25 acres) of landscaped area is proposed.

3.11 Vehicular Access

There will be no vehicular access from the development directly on to Gardeners Lane. Two accesses are proposed onto the short section of the distributor road leading west from the new roundabout to serve, respectively, the commercial and residential uses. The distributor road will provide access to land lying to the west of the Auldyn River, and will be constructed of sufficient width and specification to cope with the traffic arising from further development to the west of the Auldyn River.

3.12 Pedestrian Access

Pedestrian access to the site will be solely via the northern part of Gardeners Lane, the frontage to the new roundabout and from the new distributor road. Access will be provided from within the development to a crossing point on Gardeners Lane to provide a link with Area 2. A new public footpath is proposed along the western side of the site between the rear of semi-detached properties and the retained woodland belt adjacent to the Auldyn River.

3.13 Infrastructure

Surface water will be disposed of by gravity into the Auldyn River. Foul water will drain by gravity to a proposed pumping station located on the north side of the proposed distributor road. From the pumping station a rising main will return to the existing gravity system within the Lezayre Park development, from where it will drain by gravity back into the existing system in Ramsey. No part of Area 4 is affected by flooding, and all of the proposed development (roads and dwellings/commercial uses) is proposed to be constructed at levels in excess of the 5.75 m AOD maximum local flood level.

3.14 Design

As with Areas 2 and 3 the proposed development on Area 4 reflects the character of Lezayre Park to the southeast but is at a higher density. The proposed development will comprise two/three storey houses - primarily semi detached, with two terraced blocks of four/six units located in the south of the site adjacent to the boundary to the industrial uses. The dwellings will be of simple gabled form with textured/ plain render facings with grey concrete roofs, with the front elevations articulated by double and mono pitch porches. The public house will be primarily single storey with a second storey manager's apartment above, in white render, with a Manx stone plinth and brickwork quoins. The shops with apartments over will be of similar architectural style to the proposed semi detached houses. The nursery/ crèche will be a single storey building, with white render walls and a brickwork plinth, and grey concrete tile roof. Parking for 47 cars for customers/visitors is proposed on the north side of the commercial uses adjacent to the distributor road. Parking for

residential uses will be provided at the rate of two spaces for each dwelling, on plot, or in shared parking areas to the rear of groups of dwellings. Fencing to properties will be 1.8 metre high timber fencing.

3.15 Landscape

In respect of landscape structure, the existing hedgerow on the western side of Gardeners Lane will be retained save for approximately 58 metres, which will be removed to allow for the construction of the new roundabout. All of the existing trees on the bank of the Auldyn River will be retained. The existing hedgerow on the southern side of the site adjacent to industrial uses will be retained and reinforced by additional tree planting. The frontages to Gardeners Lane, adjacent to the toddlers play areas/ open space and adjacent to the public house, will be reinforced by additional tree planting. New tree planting, to reflect the avenue approach adopted in respect of areas 2 and 3 is proposed to be developed on both sides of the distributor road west of the new roundabout. Within the development itself tree planting is proposed in front gardens along the access cul-de-sac, to the rear of properties at the back of longer private gardens, and as a substantial belt of planting, within the rear of the service area to the commercial uses, between the residential and commercial uses. New planting is shown on Plan No 4.

4.0 DEVELOPMENT PLAN CONTEXT

4.1 In the Ramsey Local Plan (Planning Circular 2/99) Areas 2 and 3 are within an area designated for Proposed Predominately Residential use. This designation was carried forward from the Isle of Man Planning Scheme (Development Plan) Order 1982. The Ramsey Local Plan requires that the development within this area should be undertaken "in accordance with an approved scheme for the whole area" and that a school should be provided within the residential area if required by the Department of Education. Area 4 forms part of a larger area designated for mixed Residential and Light Industrial use in the Local Plan. The Plan requires an overall scheme for the area to be prepared, with a minimum of 3 hectares of land to be used for light industrial purposes, and a minimum of 2 hectares of recreation land/ play area. The Plan also indicates that open landscape areas should be provided alongside the Sulby River and adjacent to Poyldooey House (although this latter reference may be a mistaken reference to Greenlands, as Poyldooey House lies further to the east). 4.2 A Consultation Draft West Ramsey Development Framework (WRDF) was published in January 2003, and following public consultation, the approved WRDF was published in March 2004. The WRDF constitutes supplementary planning guidance, which is in accord within the provisions of the Local Plan, and to which regard will be made in the determination of planning applications for the development of land. An extract from the WRDF Key Diagram is at Plan No 5. 4.3 In respect of land use allocations, the WRDF proposes that Area 2 should be developed as medium/high density development (between 15-30 dwellings per hectare) giving a total of between 75-150 dwellings (WRDF paragraph 5.2.2). Area 3 is proposed for low density development of between 12-15 dwellings per hectare, and could thus give rise to some 6075 dwellings (paragraph 5.2 .1 of the WRDF refers), although the suitability for development of the site is noted as being dependant on the requirements for flooding protection and drainage. Area 4 is proposed for a neighbourhood centre to serve the new residential development and new industrial development, and to provide a range of neighbourhood services including shops, a health centre (including doctor and dentist surgeries), a meeting hall, and possibly a church, public house and nursery/ crèche. It is acknowledged that these uses could be integrated with flats and sheltered housing, and that such land within this general area, which is not needed for the neighbourhood centre, should be developed for medium/high density housing. No quantum of housing is provided for in the WRDF in respect of Area 4 (WRDF paragraph 5.2.3).

4.4 Paragraph 5.4 of the WRDF sets out the importance of design issues, explains how development should reflect local character, and illustrates possible local references. The need for a Design Statement is noted. In addition, in relation to residential development, the WRDF notes the need for energy efficient design (Paragraph 5.5), to reduce the opportunities of crime through considered design (paragraph 5.7 and Appendix 2), and to provide car parking to comply with the established minimum standards set out in the Isle of Man Planning Scheme (Development Plan) Order 1982. Paragraph 5.3 deals with affordable housing, and explains that against the background of policies set out in the Draft Strategic Plan (2001) individual sites will be expected to provide affordable housing, although the particular number of dwellings and means of provision will be a matter for negotiation in respect of individual planning applications.

4.5 Paragraph 9.1 of the WRDF deals with education requirements and acknowledges that existing and currently proposed new/replacement primary school facilities will meet educational needs arising from housing within WRDF area, and as a consequence no provision needs to be made for a school site within the overall site.

4.6 Within paragraph 10.1 of the WRDF attention is drawn to the need for generous landscape spaces alongside the river and former railway line, and around Poyldooey House (although it is not clear whether this is intended to be a reference to Greenlands as opposed to Poyldooey House).

4.7 In respect of open space, paragraph 10.1 of the WRDF notes a minimum of 2 hectares of land should be made available for recreational/play facilities on land west of Gardeners Lane. This requirement is brought forward from the Ramsey Local Plan. Although the printed text of the WRDF indicates that 'land west of Gardeners Lane' is notated as Area 4 on the key diagram, subsequent correspondence from DoLGE (letter of 17 August 2004 to Heritage Homes Ltd) confirms that this should refer to Areas 4, 5, and 6 on the key diagram. In addition, as also noted at paragraph 10.1 of the WRDF, provision should be made within new residential development of toddlers play space and children's kick-around facilities in accordance with standards set out in the Draft Strategic Plan Appendix 4 (July 2001).

4.8 Section 11 of the WRDF deals with nature conservation. It is acknowledged at paragraph 11.2 that certain features of the locality would be affected as a consequence of development, but that hedgerows and trees should be retained wherever possible and that the area of salt marsh adjacent to the Sulby River should neither be disturbed, nor affected adversely by drainage arrangements.

4.9 In respect of highways/transportation, it is acknowledged in the WRDF that:

a) There is no need for a second crossing of the Sulby River referred to in the Ramsey Local Plan at paragraph 3.9 (WRDF paragraph 13.1).

b) A new distributor road should link Poylidooey Road to Gardeners Lane (WRDF paragraph 13.2).

c) Gardeners Lane should be widened between the former railway line and the junction with the new distributor road, with existing road side trees/ vegetation retained if possible and incorporated in a central reservation, whilst north of the new distributor road, the existing attractive rural character of Gardeners Lane should be retained (WRDF paragraph 13.3).

d) The former railway line should be formally established as a public footpath, and that links to that footpath should be created from the development or redevelopment of land within the framework area, including links to the existing Poylidooey nature trails (WRDF paragraph 13.5).

4.10 In respect of flooding, the WRDF notes at paragraph 15.2 that a 1 in 200 tidal event would give rise to a tide level at Poylidooey of 5.75 metres AOD and that, consequently, new housing in the Poylidooey area should be built in a way that protects it from flooding at a level of 5.75 metres. It is important to note that the flood risk in respect of the area arises primarily from the effect of astronomical high tides. The WRDF is not prescriptive about how such flood protection should be secured, and acknowledges that "this can be done in a number of different ways." It states that any planning application will require to demonstrate how flood protection will be provided, and notes that specific proposals will need to be the subject of detailed discussion with relevant parties, including the Drainage Division of the Department of Transport and Ramsey Town Commissioners.

4.11 In respect of drainage, the WRDF indicates at paragraph 16.2 that foul sewage should be collected by gravity, to the pumping station at Riverside, but acknowledges that where this is not practical, it may be pumped to a point from where it can then be drained by gravity to the pumping station (at Riverside or elsewhere), subject always to the agreement of the Drainage Division of the Department of Transport. It further notes that foul sewers should be of sufficient capacity to carry the loads which might reasonably be anticipated once other land with the WRDF area, and land further west in Lezayre, has been developed, and that all sewers should be laid under highways or other public accessible land (WRDF paragraph 13.2). It is acknowledged that the surface water run off from roofs and paved areas will ultimately drain to the Sulby River, and that there may be a requirement for attenuation tanks or ponds to slow down the rate of run-off and reduce the likelihood of river flooding during periods of heavy rain fall and to store surface water when tidal conditions prevent the discharge of flows into the river. (WRDF paragraph 16.3).

4.12 Paragraph 12.1 deals with archaeology, and notes that as the West Ramsey area is understood to contain sites of archaeological importance, all planning applications should include an archaeological assessment, including an appropriate method statement.

4.13 Paragraph 8.1 of the WRDF notes the need for a civic amenity site to serve the north of the island and indicates that preferably such provision should be made in Area 4, although it is acknowledged that if this area is not suitable, then an alternative location should be found elsewhere within West Ramsey. To accommodate that development will either limit or preclude the use of this area for other uses (noted above) that are suggested as being appropriate in that area. It is now understood that a site outside of Area 4 is being considered for civic amenity use.

4.14 In respect of phasing, the WRDF notes at paragraph 17.1.2 that the development of Areas 2, 3 and 4 must include highway and infrastructure to support the level of development proposed. It further notes that as part of the development of Areas 2, 3 and 4, provision should be made to ensure that the distributor road links into land to the east, and into land to the west of the Auldyn River.

5.1 As noted above, the issues in relation to the applications, as identified from the letter of 17 December 2003 from the Director of Planning and Building Control can be separated into core issues and secondary issues. The core issues relate to the following

Development form and character (including 'sense of place').
Landscape structure.
Phasing of development and infrastructure.
Transportation, including road alignment and traffic impact.
Surface water drainage.
Flood protection/prevention.
Effect upon the Poylldooey Nature Reserve.

The secondary issues relate to other matters raised in the Director's letter, which are not considered to be critical to the planning acceptability of the development. These are;

Archaeology
Ground conditions
Self-built plots
Adoption of sewers

These are each considered further below.

5.2 DEVELOPMENT FORM AND CHARACTER

5.2.1 The land uses proposed in respect of areas 2,3 and 4 are consistent with the provisions of the WRDF. Areas 2 and 3 provide for residential development east of Gardeners Lane and north and south of the proposed distributor linking Gardeners Lane and Station Road, Ramsey. Area 4 provides for a neighbourhood centre, albeit with a range of facilities less than that presented in the WRDF, with the balance of the site used for residential development. 5.2.2 Area 2 provides for some 137 dwellings. The WRDF (paragraph 5.2.2) suggests that the site could provide between 75-150 homes. The provision on Area 2 is therefore consistent with the provisions of the WRDF. 5.2.3 Area 3 provides for the development of 38 dwellings. The WRDF indicates that paragraph 5.2.1 that such development should be at a lower density than Area 2 to the south and that

it could provide for some 60-75 homes. There are two reasons for the apparent shortfall: first the area described in paragraph 5.2 .1 of the WRDF is larger than that for which permission is now sought in respect of Area 3. Second, the calculation of potential dwelling yield in paragraph 5.2 .1 of the WRDF did not take account of any area of land required to provide surface water balancing facilities or open space. Thus whilst the quantum of housing yield from Area 3 appears to be less than that identified in WRDF at paragraph 5.2.1 the principle of development of lower density development, as set out in the WRDF, has been achieved. 5.2.4 In respect of Area 4, paragraph 5.2 .3 of the WRDF sets out an aspiration in respect of the range of uses to be accommodated within the neighbourhood centre. Heritage Homes do not consider that there is any proven demand for certain of the facilities identified in paragraph 5.2 .3 of the WRDF. This approach has been confirmed during discussions with the Planning Officers and other Government Departments. It is accepted that a sensible scale of provision will be for a modest amount of retail floor space ( 250 square metres 2760 square feet gross floor area) plus a nursery/crèche and a public house. The balance of Area 4 is proposed to be developed for housing. Thus whilst the precise type and extent of development proposed does not expressly meet all of the facilities described in paragraph 5.2 .3 of the WRDF, the principle of development i.e. neighbourhood centre incorporating community and commercial facilities, with a residual development of housing, is reflected by the proposals in respect of Area 4. 5.2.5 The WRDF identifies a number of possible uses that could be accommodated in Area 4, including a neighbourhood centre, housing, open space, and a civic amenity site. The key diagram indicates that the site should be used for a neighbourhood centre, although the physical extent of the site is greater than the area needed, or which can be justified, for such a centre. In order to achieve a sense of place it is important that Area 4 should contain built development, which in both land use and design terms, located at the junction of the distributor road and Gardeners Lane, forms a pivotal core to development at West Ramsey. That can be best achieved through the use of Area 4 for the neighbourhood centre and for (relatively) higher density housing. 5.2.6 In terms of development character and in relation to the objective to create a distinct sense of place, it is apparent that by virtue of their location, Areas 2,3 and 4 lie on the existing edge of the Ramsey built up area. Once developed, they will in practice provide part of the enduring interface between the existing suburban residential development at Lezayre Park, and land to be retained in open land use (Poyldooey Nature Reserve and adjacent open land).

5.2.7 The character of the built development in the local area, at present, is essentially suburban. Whilst the development proposed entails increased densities on Areas 2, 3 and 4, above those at Lezayre Park, the character of the area following development will remain essentially as it is. It would not be appropriate, given the existing character of the surrounding area, to adopt a more 'urban' approach; that would not only be at odds with local landscape and built development characteristics, but it would also sit uneasily on the edge of the interface with open countryside beyond, and be inconsistent with the essential character of Ramsey as a free standing small town, where higher density urban development is necessarily focused in and around the town centre and harbour, and not, to any significant extent elsewhere within the town, let alone on the urban edge. 5.2.8 Requirements for open space are set out in Appendix 6 of the Isle of Man Strategic Plan (Modified Draft November 2004). Paragraph A6.2 sets out the basis of quantitative calculation of open space, which is broken down into formal open space, childrens play space and amenity open space. The overall requirement deriving from the proposed development, assuming an average household size of 2.37 persons (the all-island average figure from the 2001 census, with the average household size for Ramsey being 2.16 persons) would therefore be 1.68 hectares. As noted above, the development will provide some 1.74 hectares of open space, including land that would be used, occasionally, for surface water balancing. Surface water balancing areas have previously been accepted in the Isle of Man as useable open space, e.g. at Truggan Road/ Droghadfayle Road, a Port Erin development which was approved at appeal (PA 01/01720). Paragraph 10.1 of the WRDF (as revised - see 4.7 above) makes it clear that the local provision for formal open space, children's play space and amenity open space should be made within the new residential areas, and is in addition to the strategic allocation of open space of 2.0 hectares on land west of Gardeners Lane. Although the WRDF is silent on how that strategic allocation of open space is to be secured, Heritage Homes Ltd take the view that formal open space should be provided to serve the whole of the West Ramsey development, and confirm that they are prepared to contribute towards that provision. 5.2.9 Appendix 2 of the WRDF sets out guidance on how crime prevention and reduction measures can be incorporated into the design of development. The guidance is necessarily general, but following discussions with the Architectural Liaison Officer of the Isle of Man Police, a number of changes have been made to the respective site layouts. The following elements of the layout for Areas 2, 3 and 4 indicate how considerations relating to crime prevention have been applied:

Within the development proposed, the sites have been broken down into small clusters of development, with a variety of house types thus providing surveillance of semi private and semi public areas throughout the day;
The use of differing materials to road surfaces demarcates public areas from semi public and private areas;
Footpaths have been arranged to limit the opportunity for use for potential escape, whilst at the same time providing the linkages (e.g. along Gardeners Lane, alongside Auldyn River, from within Area 2 across Gardeners Lane to the Area 4 neighbourhood shops/ facilities, and from the former rail line) that are sought as part of overall site connectivity;
Rear accesses to private gardens have been designed as culs de sac, with no through routes. These accesses would be privately owned by residents and would be locked;
Attractors such as the neighbourhood centre front onto access roads in highly visible locations, with surveillance also available from living accommodation over the shops and public house;
Children's play areas and open spaces are positioned so that there is available surveillance from adjoining properties; and
Parking is generally on plot, but where this is not possible, and consistent with the need to make efficient use of land, car parking courts have been so located and arranged to be overlooked from adjacent housing. In addition, the scale of car parks has been broken down both in terms of distribution throughout the site and on individual areas of parking tree planting.

5.3 LANDSCAPE STRUCTURE

5.3.1 It is acknowledged as part of the development certain of the existing (albeit limited) landscape infrastructure in the locality will be lost. Some 50 metres of the hedgerow on the east side and some 58 metres on the west side of Gardeners Lane will be lost as a consequence of the formation of the new roundabout and the widening of Gardeners Lane between Lezayre Park and the new distributor road. Two separate sections of 60 metres length of the existing hedge on the east side of Gardeners Lane will be retained within the central reservation to the new dual carriageway. North of the proposed roundabout/distributor road, a further 25 metres of the existing hedgerow on the east side of Gardeners Lane will be lost where the northern section of Gardeners Lane is realigned to form a new junction to the proposed distributor road. The balance of the frontage vegetation further north on Gardeners Lane leading up to the Poyildooey Nature Reserve will be retained in its entirety. 5.3.2 Approximately 55 metres of the existing east-west hedgerow (out of a length of some 240 metres) will be lost through the construction of the distributor road, but in total some 185 metres of this hedgerow will be retained north and south of the proposed distributor road.

The other hedgerow within the northern part of Area 3 will be removed in its entirety. The existing hedgerow along the southern boundary of Area 2 adjacent to the former railway line will be retained in its entirety, and the existing riparian vegetation adjacent to the Auldyn River, on the west side of Area 4, will also be retained in its entirety.

5.3.3

In addition to the significant elements of existing vegetation to be retained, new avenue tree planting is proposed on the new carriageway to Gardeners Lane (particularly on the east side but also behind the retained hedgerow on the west side of Gardeners Lane), and to the north and south of the proposed distributor road (east and west of Gardeners Lane). In addition tree planting is proposed within the centre of the new roundabout. Supplementary underplanting is proposed in association with the retained vegetation adjacent to the Auldyn River, and on the north side of the railway line adjacent to both Areas 2, 3 and 4. Substantial areas of woodland planting are proposed on the flood bank to be constructed to the north, east and west of Area 3. In addition internal tree planting and areas of shrub planting are proposed within the respective development sites in association with areas proposed for toddlers play space, children's play space, and public open space.

5.3.4

The development of Areas 2, 3 and 4 will reduce the physical extent of open land that lies between Greenlands and Poyldooey House and existing urban development to the south, but through the retention of existing landscape features and the incorporation of new and enhanced landscape features, there will be no adverse affect upon the setting of either property.

5.4 PHASING OF DEVELOPMENT AND INFRASTRUCTURE

5.4.1

The initial stage of development of the sites will involve the formation of the widened section of Gardeners Lane between the Lezayre Park estate and the new roundabout, and the formation of the section of distributor road through Areas 2 and 3 and into Area 4, completed to base course level. At the time of construction of these sections of road, the foul sewer will be constructed between Area 4, along the future line of the proposed distributor road through to Station Road, and the Riverside pumping station. The rising main between the proposed pumping station to serve Area 4, and the existing sewerage system within Lezayre Park will also be constructed at this stage.

5.4.2

The initial phase of building development will commence in Area 2 and will proceed generally from west to east developing properties on the widened and realigned Gardeners Lane frontage initially, subsequently extending further to the east.

5.4.3 Either consecutive with or consequent to the completion of development on Area 2, the development of Area 4 will be commenced, with the commercial facilities in the south west quadrant of the new roundabout preceding the construction of housing development within the site. 5.4.4 As part of the development of Area 2, and in advance of the development for housing on Area 3, the flood embankment on the north, east and west sides of Area 3 will be constructed, along with the surface water balancing facility. 5.4.5 Consequent to the development of Area 2 and Area 4, the development of Area 3 will progress, although the precise phasing of development will be limited by the take up of selfbuilt plots (see below).

5.5 TRANSPORTATION

5.5.1 The alignment of the principal access roads into the site has been determined by two principal factors. First, the alignment of Gardeners Lane is essentially given, and as a consequence, the alignment of the new dualled section of Gardeners Lane is in practice determined by the need to retain existing vegetation within the central reservation. The alignment of the distributor road between Gardeners Lane and Station Road in Ramsey has been so arranged to provide adequate plot depth on either side of the distributor road, particularly given that in this area the overall depth of land available for development is narrower than in respect of areas 2 and 3. The new foul water drain connecting the planning application sites to the existing pumping station at Riverside will follow the same alignment as the distributor road, and will be sized to accommodate flows from future development further to the west (beyond the Auldyn River) and from the redevelopment of the Lezayre Estate in Ramsey (although the Ramsey Town Commissioners will need to confirm the nature of such redevelopment). 5.5.2 In the first instance, vehicular access will be provided to the overall development site through the improved Gardeners Lane. Ultimately the future distributor road will also provide access when it is constructed along all of its length in association with future development. 5.5.3 As a consequence of the proposed development, the local highway network will be improved substantially by the provision of a dual carriageway section of road between Lezayre Road and the new roundabout along Gardeners Lane, and sections of the distributor road leading to the east to serve Areas 2 and 3, and to the west to serve Area 4. The section of distributor road leading to the east will ultimately provide for a connection

through to Station Road upon the consequent development of land (outwith the applicants ownership) at Poyldooey and Ballachrink. The formation of the distributor road to the west of the roundabout will provide, consequent to the bridging of the Auldyn River, development of further land to the west. The land to the west is under the control of the applicants. 5.5.4 The application proposals entail no change to the prospects for retaining the existing informal footpath along the former railway line, and in no way affects the prospects for the formal designation of that route as a public footpath. Car parking provision has been made to exceed the minimum standards set out in the Isle of Man Planning Scheme (Development Plan) Order 1982. 5.5.5 The applicants' consultants, Bryan G. Hall, Consulting Civil and Transportation Planning Engineers (BGH), have carried out a traffic assessment of the effects of the proposed development upon the Gardeners Lane/Lezayre Road junction. As the present time, that junction serves some 210 dwellings, plus the associated industrial uses on the west side of Gardeners Lane. In the morning peak the junction has a ratio of flow to capacity (RFC) of 0.27 , notwithstanding the fact that Gardeners Lane is used both by commercial traffic visiting the existing commercial premises, and by parents dropping off their children to attend Ramsey Grammar School. BGH have carried out an assessment on the assumption that Areas 2,3 and 4 are developed in their entirety for housing, and have assumed a total of some 231 dwellings. Taken with existing flows, this will have the effect of changing the RFC at the morning peak at the Gardeners Lane/ Lezayre Road junction to 0.52 , significantly below the recognised threshold capacity of 0.85 . This analysis has been accepted by the Department of Transport Highways Division. Whilst it is acknowledged that this assessment has not specifically assessed the traffic generation effects of the nursery school, public house, and two shop units, it is not considered that the effects of these developments on their own, substituting in part for assessed residential use, will affect materially the safe operation of the existing Lezayre Road/ Gardeners Lane junction.

5.6 SURFACE WATER DRAINAGE

5.6.1 At present, Areas 2 and 3 drain towards the Sulby River whilst Area 4 drains towards the Auldyn River. It is intended that following development this pattern of disposal will be retained. 5.6.2 In respect of Areas 2 and 3, in association with the flood protection measures (see below) a surface water attenuation feature, with an area of some 1540 square metres, and a storage volume of 1500 cubic metres is proposed to be located within the northern part of Area 3. Surface water from Areas 2 and 3 will drain by gravity via underground systems to the

balancing pond. The invert level of the balancing pond outlet is 3.36 metres AOD and will be connected by an underground pipe to an outfall into the Sulby River at an outfall level of 3.2 metres AOD. 5.6.3 In that section of the surface water drain between the balancing pond and the river outfall a 'Tideflex' check valve will be incorporated to prevent back flow from the river in flood conditions. As noted above, the maximum flood water level (occurring in times of astronomical high tides) in the Sulby River and the Auldyn River is given at 5.75 metres AOD. The combined effect of the flood bank (see below) and the check valve will prevent floodwater entering the site. The surface water-balancing pond will detain surface water until water levels of the Sulby River reduce sufficiently to allow hydraulic gradient to exit waters from the balancing pond. 5.6.4 The capacity of the surface water system in respect of Areas 2 and 3 has been tested at 5,10,50 and 100 -year return periods. In the worst case, at a 100 -year return storm event there could be some localized surcharging of manholes within the surface water system although any minor flooding would be wholly contained on the road surface between kerbs. and would not affect any residential properties. 5.6.5 In respect of Area 4, it is proposed that surface water will drain directly via a new surface water system into the Auldyn River. Whilst the outfall into the Auldyn River is at 5.52 metres, below the maximum flood level of 5.75 metres, the drainage system will have sufficient capacity to cope with the short term overload conditions and will thus continue to operate effectively under surcharged conditions.

5.7 FLOOD PROTECTION/ PREVENTION

5.7.1 As noted in the WRDF at paragraph 15.1, a study undertaken by Bullen Consultants (Strategic Study of the Sulby River for the Department of Transport (November 2002)) concluded that under extreme worst case conditions, the water level in the Sulby River (and the Auldyn River) adjacent to the application sites could rise to a level of 5.75 metres AOD. Such a flood event would only arise during a combination of astronomical high tides, atmospheric surges, an adverse wind direction and wave action. On average this event is only probable once in 200 years. New housing should be built in a way that protects it from flooding at the level cited above. Area 2 and Area 4 lie above this level, and therefore give rise to no issue in respect of potential flood effect. It is also important to note that no part of Areas 2,3 or 4 would be affected by flooding from the River Sulby alone; the only circumstance of flood risk arises from tidal conditions. The figure of 5.75 m AOD is now a confirmed figure, when the initial design work on the site was being undertaken a figure of

5.9 m AOD was provided to Heritage Homes Ltd's consultants and this latter figure has been used in the design proposals described below (which implies an additional element of safety margin over and above the now confirmed figure). 5.7.2 The major part of Area 3 lies, at present, at a level below 5.9 metres AOD, and as a consequence, without protective measures, that part of the site could not be developed without the incorporation of specific measures. It is intended to develop a floodwall or earth bank of varying widths, to a height of 5.9 m AOD along the western side (adjacent to the proposed footpath aligned parallel to Gardeners Lane) along the northern side (to the common boundary with the Poyldooey Nature Reserve), and along the eastern side of Area 3, all to tie back to existing ground levels at or in excess of 5.9 metres. 5.7.3 The location and appearance of the bank is shown on the submitted planning application drawings. The detailed design of the flood protection measure will ensure that it is impermeable to water penetration in flood conditions. The effect of the construction of the flood bank will be to ensure that in worse case flood conditions, water from the Sulby River does not enter any part of Area 3. 5.7.4 The development of Area 3 through the formation of a flood barrier will have an effect upon the hydraulic capacity of the Sulby River Catchment. The worst-case flood event would be as set out in 5.7.1. above, and it must therefore follow that if the site was developed, that the lost capacity will have to be accommodated elsewhere within the catchment. Given the extent of the catchment, and the circumstance in which the worst case could arise in respect of tidal conditions, the effect on the balance of the catchment would be negligible.

5.8 EFFECT UPON POYLLDOOEY NATURE RESERVE

5.8.1 The only element of development that will have a direct effect upon the Poyldooey Nature Reserve will be the new section of surface water drain that will extend from the balancing pond in Area 3 to the Sulby River outfall. Agreement has been reached with the site owners - the Ramsey Town Commissioners - that the drain will be constructed within a narrow ( 10 metre) working corridor with consequent minimum disruption to the existing features within the Reserve. 5.8.2 As noted above, whilst all of the existing hedgerows within the site cannot be retained (a fact acknowledged in the WROF) substantial sections of existing hedgerows, including the virtual entire length of that section on the east side of Gardeners Lane north of the distributor road, have been retained.

5.8.3 No part of the existing salt marsh area will be affected by development (save in respect of the construction of the outfall sewer as noted above). The surface water drainage arrangements proposed - a contained system with ultimate disposal to existing rivers, with on site storage - will be constructed to ensure that there will be no consequential hydrological effect upon the salt marsh, and at all stages of the development agreed best management practices will be implemented to ensure no adverse effects on the existing ground water regime in relation to the ecology of the salt marshes. Such practices could be subject to an appropriate planning condition. 5.8.4 In conceptual terms, the construction of the flood bank around the northern flank of Area 3 might be thought to have some effect upon both the rate and quantum of ground water flows across Areas 2 and 3 and into the salt marsh, but it is considered that any interruption or change to any such event would be likely to be negligible for the following reasons. First, the essential quality of the salt marsh is as a consequence of saline conditions, directly related by the tidal flow of seawater into the Sulby River. Whilst fresh and ground water conditions may contribute to the condition, the saline conditions are more likely to be affected by the Sulby River as opposed to ground water flows. Second, in any event, the extent of existing ground water flows towards the salt marsh area would be likely to be limited following the construction of development at Lezayre Park and the former railway, in that these constructions would have restricted both the extent and rate of any available ground water flows. Third, it is known (see below) that there are areas of peat within the site. There is no strong evidence of ponding or localized wet areas within Area 3, and in the event that there were ground water flows of any significance, water would be likely to accumulate initially in areas of peat before passing north towards the salt marsh. Fourth, the construction of the flood bank will in practice isolate the salt marsh from the land to the south, in that the need for an impervious bank to prevent possible flood incursion will also inhibit any ground water flows from the south. Thus the formation of the bank will have the effect of protecting the salt marsh from deterioration in quality through additional ground water flows. 5.8.5 In respect of the possible effect upon the Poyldooey Nature Reserve, there are certain issues (noted above) relating to ecological matters on Areas 2, 3 and 4. The WRDF acknowledges explicitly that the existing ecology of the area will be affected by the development proposed, but identifies specific criteria that should be applied to ensure that any effects are limited as far as practicable. Heritage Homes Ltd agree with these criteria, but also accept that subject to evidence of the presence of protected species they are willing to undertake appropriate ecological surveys in relation to how the effects of the proposed development upon such species should be managed and phased. The need for such surveys would only arise if protected species are found on site and the nature of the

surveys would require to be agreed with the Department. This issue could be dealt with by condition attached to the planning permissions. 5.9 The following matters relate to ancillary issues, and as with the core issues, are considered separately. 5.10 In respect of archaeology, there is no evidence that the site has either been designated or identified in any respect as a site of particular or potential archeological interest. In that light, Heritage Homes Ltd. do not consider that there might be any argument that all or part of the site should not be brought forward for development. Heritage Homes Ltd. acknowledge that it would, however, be appropriate to incorporate a standard condition relating to providing for access for recording should, in the course of development, any features of archaeological interest be identified. 5.11 Whilst not a matter of directly related to planning considerations, the issue of ground conditions was raised as part of the WRDF consultation. Detailed site investigation within the application sites remains to be undertaken, but it is acknowledged that it is likely that there is peat land within part or parts of the application sites, and to deal with that, it is proposed to utilised short pile construction similar to that used in Balleigh Park in Ramsey. In any event, the question of building foundation is a matter for building control, and not a matter for planning permission. 5.12 The issue of self-built plots in Area 3 was raised as part of the consultation on WRDF. It is Heritage Homes Ltd. intention to sell some of these plots off on the basis of a legal agreement that requires that purchasers will be required to complete development within three years of purchase of the development plots. If purchasers failed to complete the development, they will be in breach of the agreement and ownership of the site will revert to the applicants. As noted at paragraph 3.9 above, the Department will self evidently retain control of development on Area 3 through the grant or refusal of planning permissions for individual plots, in a manner that is in practice no different to the type of control that would obtain if the area was to be developed by a single developer, in that approval for dwelling design and materials would need to be obtained in advance of development, and appropriate conditions relating to associated matters including landscaping, fencing and completion, could be imposed by the Department. 5.13 The issue of adoption of sewers was also raised in the consultation on the WRDF. As with ground conditions this is not a matter that directly relates to planning permission. It is intended that the sewers will be adopted by the Ramsey Town Commissioners, as local drainage authority.

5.14 The issue of First Time Buyers was not expressly raised as an issue in consultation, but is referred to in the WRDF. Following discussion, the Department has confirmed to Heritage Homes Ltd. that some 5 dwellings on the sites should be made available to First Time Buyers. These dwellings will be located within Area 2 and are identified on the site plan. The specific mechanisms by which that proportion of the development will be made available will be subject to separate and detailed agreement with the Department.

6.0 CONCLUSIONS

6.1 Land east and west of Gardeners Lane is identified for development in the Development Plan. The Ramsey Local Plan is reasonably up to date, having been operational from late 1998. The allocation of the land for development was brought forward from the 1982 Development Plan. Although the Ramsey Local Plan will be reviewed in due course as part of the intended new Strategic/ Area Plan approach, the existing plan will form the basis of development for the next 2-3 years. 6.2 In any event, the appropriateness of the allocations has recently been considered in the context of the Consultation Draft of the West Ramsey Development Framework (WRDF). The WRDF has confirmed that the land - which it describes as Area 2, 3 and 4 - remains appropriate for development. The type and scale of development proposed in respect of each part of the application sites is consistent with the WRDF. 6.3 The existing value of the sites is limited. Whilst the sites are greenfield - in that they have not previously been developed - their use for agriculture (the historic land use) is no longer viable. 6.4 Development of the application sites will bring forward important elements of transport and service infrastructure, but will not give rise to any adverse effect in respect of traffic, ecological or landscape effects. In addition, the proposed development will protect the informal footpath along the former railway to the south, and provide valuable footpath links along the Auldyn River and through the site, leading towards the Poylidooey Nature Reserve. 6.5 The specific arrangement of development on the application sites will provide for the retention of the major part of existing hedgerows within the site and the main groups of important trees. In addition, the development will provide new and enhanced elements of landscape structure, particularly associated with the widened Gardeners Lane and the new distributor road. The development will provide amenity open space and children's play space to meet required standards. 6.6 The development will provide a range of housing to meet the spectrum of local needs in terms of spatial and economic requirements, and will make available dwellings for First Time Buyers to meet the stated requirements of the Department.

6.7 The form of development proposed will reflect substantially the existing suburban qualities of the locality, in terms of density (the density of development proposed will however be higher than that existing adjacent), scale, landscape structure (although with greater emphasis than that existing on retained and new landscape structure) and road arrangements. 6.8 Development of land east of Gardeners Lane will bring forward local retail and community facilities to serve both the new development proposed and the existing residential and commercial development in the locality. 6.9 There are no sustainable objections to the development of the application sites, subject to appropriate conditions.

Plan 1

Plan 2

2021

Heritage Homes

Park House, Isle of Man Business Park, Cool Road, Bracken, Isle of Man, 1601 854

Contact: 24 Jan 2005 – 1:14pm

Heritage Homes Limited

Address: 1100 South Bank Street, Bracken, Isle of Man, 1601 854

Contact: 24 Jan 2005 – 1:14pm

Heritage Homes

Fort House, 104 of New Business Park, Carol Road, Bracken, NY 11768

1201177

1140855

1140856

1140857

1140858

1140859

1140860

1140861

1140862

1140863

1140864

1140865

1140866

1140867

1140868

1140869

1140870

1140871

1140872

1140873

1140874

1140875

1140876

1140877

1140878

1140879

1140880

1140881

1140882

1140883

1140884

1140885

1140886

1140887

1140888

1140889

1140890

1140891

1140892

1140893

1140894

1140895

1140896

1140897

1140898

1140899

1140900

1140901

1140902

1140903

1140904

1140905

1140906

1140907

1140908

1140909

1140910

1140911

1140912

1140913

1140914

1140915

1140916

1140917

1140918

1140919

1140920

1140921

1140922

1140923

1140924

1140925

1140926

1140927

1140928

1140929

1140930

1140931

1140932

1140933

1140934

1140935

1140936

1140937

1140938

1140939

1140940

1140941

1140942

1140943

1140944

1140945

1140946

1140947

1140948

1140949

1140950

1140951

1140952

1140953

1140954

1140955

1140956

1140957

1140958

1140959

1140960

1140961

1140962

1140963

1140964

1140965

1140966

1140967

1140968

1140969

1140970

1140971

1140972

1140973

1140974

1140975

1140976

1140977

1140978

1140979

1140980

1140981

1140982

1140983

1140984

1140985

1140986

1140987

1140988

1140989

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140990

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140991

1140992

1140993

1140994

1140995

1140996

1140997

1140998

1140999

1140997

1140999

1140998

1140999

1140997

1140998

1140999

1140997

1140998

1140999

1140997

1140998

1140999

1140997

1140998

1140999

1140998

1140997

1140999

1140998

1140999

1140997

1140998

1140999

1140998

1140997

1140999

1140998

1140999

1140997

1140998

1140999

1140998

1140997

1140999

1140997

1140998

1140999

1140997

1140998

1140999

1140998

1140997

1140999

1140998

1140997

1140998

1140999

1140998

1140999

1140998

1140997

1140999

1140998

1140999

1140997

1140998

1140997

1140998

1140999

1140998

1140999

1140998

1140997

1140998

1140999

1140998

1140997

1140998

1140999

1140998

1140999

1140998

1140999

1140997

1140998

1140999

1140998

1140999

1140998

1140999

1140998

1140999

1140998

1140999

1140998

1140999

1140998

1140999

1140998

**11

| | A | 02 12.04 | CB | Revised bond in Area 3. | | --- | --- | --- | --- | --- | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |

| A | 22.12.04 | CB | Amendments to client comments. | | --- | --- | --- | --- | | A | 02.12.04 | CB | Revised bond. | | Project | | | | | Project No. | | | Date | | POLYLLDOOEY RAMSEY, ISLE OF MAN | | | 1/1000@A3 | | Dovey No. | | | 1/1000@A3 | | SITE LAYOUT AREA 3 | | | PLAN 3 (04_4424.01.002A) IN COLOUR | | LAND PLANNING BY DESIGN | | | | | Dovey No. | | | | | Dovey No. | | | | | Dovey No. | | | | | Dovey No. | | | | | Dovey No. | | | | | Dovey No. | | | | | Dovey No. | | | |

This drawing is the copyright of Derek Lovejoy Partnership plc. All Dimensions are to be checked not leaflet. Derek Lovejoy Partnership plc is based on liability for any expenses due or damage of whatsoever nature and however arising from any variation made in this drawing or in the execution of the work or which it relates which has not been referred to there and their approval obtained.

LEGEND

EIGHTING HOLDINGS
- LEGENDE
- MOTOR
- HOLDINGS
- LOCKERS
- ESTATE
- MOTOR
- HOLDINGS
- LOCKERS
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLDINGS
- LOCKERS
- MOTOR
- HOLD

Appendix 1

Department of Local Government and the Environment

Isle of Man

Government

Rheynn Reiltys Ynnydagh as y Chymmyltaght

Reiltys

Ellen Venn

Mr D Humphrey Senior Planner Heritage Homes Limited Park House Isle of Man Business Park Cooil Road Braddan IM2 2SA

Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF email: [email protected] Tel: (01624) 685947 Fax: (01624) 686443 Director of Planning & Building Control M.I. McCauley, M.R.T.P.I.

Please reply to Anthony Holmes, Planning Officer

17th August 2004

Our ref: 03/00790/B & 03/01846/B

Dear Mr Humphrey

Re: PA 03/00790/B & 03/01846/B – Development off Gardeners Lane, Ramsey.

Paragraph 1.3 - There are various references throughout your statement to Plan No 1, Plan No 2, etc. Whilst lacking in the draft submission it is assumed that these various plans will form part of the formal submission.
Paragraph 1.5 - You have stated that PA03/01846/B proposes 46 dwellings yet an examination of the drawing no. 2291.10a shows a development of 50 dwellings.
Paragraph 2.1 - See comments for paragraph 1.3.
Paragraph 3.1 - See comments for paragraph 1.3. Reference is made to the dry water balancing feature within area 3 contributing to public open space provision. The Department are concerned about the actual usability of this, as it is not usable open space.
Paragraph 3.2 - The inclusion of the fenced hard surface 'all' (should this be ball?) could is welcomed by the Department but how the existing nearby residents and others may view this addition is questionable.

Paragraph 3.6 - Is there any particular reason why 5.9 metres AOD is used when my understanding is that the figure referred to in the West Ramsey Development Framework is 5.75 metres AOD? The West Ramsey Development Framework requires the detailed construction design of flood protection measures to form part of the current planning applications. we are uneasy with the detail construction design of the bank being developed tonuwing additional turther site investegation. We would not recommend that this is dealt with by condition. Furthermore, we would expect any flood protection measures to be constructed prior to the construction of any dwellings, not prior to the occupation.

Paragraph 3.8 - It would be preferable if any new planting were shown on the submitted drawings.

Paragraph 4.9 - Your draft statement contains a rogue d). Is this a typing mistake or should there be something under d)?

Paragraph 5.2.5 - As noted earlier it is accepted that the West Ramsey Development Framework should correctly state that there 'should be a minimum of 2 hectares of land for use as recreation/play area on the land west of Gardeners Lane (notated "4, 5 & 6" on the key diagram).. Whilst we do not accept your argument that a civic amenity site would conflict other uses with this area it is now understood that a civic amenity site is being pursued elsewhere.

Paragraph 5.2.9 - We note your consultation with the Architectural Liaison Officer and welcome the various changes that have been made to the layouts.

Paragraph 5.6.1 - As noted previously, see comments on 3.13, we have concerns regarding the surface water drainage of area 4 into the Auldyn River.

Paragraph 5.6.5 - See comments for paragraph 5.6.2. It is unclear how the drainage system will have sufficient capacity to cope with the short term overload conditions.

Paragraph 5.8.4 - Again this directly relates to the detailed design of the flood protection measures, which at present are not included within the planning applications. We consider that such detailed information is needed within the planning applications.

Paragraph 5.8.5 - How do you propose to undertake 'appropriate ecological surveys'?

Paragraph 5.10 - Evidence has been put forward by Manx National Heritage of historical events that may give rise to archaeological interest in the West Ramsey Development Framework area. However, given the lack of specific knowledge of particular areas of interest we would, if approval is granted, expect to use a standard condition relating to access for recording in the event of anything of archaeological interest being discovered.

Paragraph 5.12 - As previously noted we still have concerns about the self-build plots.

Paragraph 6.9 - We do not have objections to the development of the sites, we simply want to ensure that they are developed in a manner that address the various complex issues of the West Ramsey area.

Should you wish to discuss this matter please do not hesitate to contact me.

Yours sincerely

A. Holme

Anthony Holmes Planning Officer

PLANNING APPLICATIONS PA 03/00790/B & 03/01846/B Land off Gardeners Lane, Ramsey.

Schedule of responses to Comments from Department of Local Government and the Environment letter dated 17 August 2004

| Paragraph Reference | Issue | Response | | --- | --- | --- | | 1.3 | Plans not included in Draft Submission | See Planning Statement paragraph 1.3. | | 1.5 | The drawing submitted (2291.10a) for PA/03/01846/B shows 50 dwellings whilst the Statement says 46. | See Planning Statement paragraph 1.5. The correct number of dwellings is 50 ( 46 houses plus 4 apartments). | | 2.1 | As 1.3 | See Planning Statement paragraph 2.1 | | 3.1 | As 1.3 | See Planning Statement paragraph 3.1 | | 3.1 | Concern about use of dry balancing facility as part of public open space provision | See Planning Statement paragraph 3.1. The layouts for Area 2 and 3 have been revised and as a consequence the quantum of open space increased. Heritage Homes consider that the area proposed for open space meets the requirements set out in the WRDF and the Isle of Man Strategic Plan (Modified Draft Nov 2004) (MDSP), and remain of the view that the dry balancing facility can properly form part of the necessary open space provision. In the light of the increase in open space area, it is contended that the possible unavailability of the facility in times of high rainfall and runoff would not be material. | | 3.2 | Concern about location of ball court | The ball court has now been relocated to the eastern side of Area 2. See Planning Statement paragraph 3.2, which has been revised as a result of the new location and expanded to deal with issue of effect upon nearby residents. | | 3.5 | Concern about use of phrase 'intended to complete' in respect of road surfacing | Revised text in Planning Statement paragraph 3.5 | | 3.6 | Concern that a flood level of 5.9 m AOD was used in technical work when WRDF states that 5.75 m AOD is needed. | The technical work was carried out before the Strategic Study of the Sulby River for the Department of Transport (November 2002) was completed. Based on the advice of the Department's consultants, a flood level of 5.9 m AOD was used. This is explained at paragraph 5.7 .1 of the Planning Statement, and as noted there, the use of a higher level gives an additional measure of protection over and above that required in the WRDF. | | 3.6 | WRD requires that 'detailed construction design of flood protection measures should form part of the current planning applications'. | The WRDF actually states at paragraph 15.2 that ". new residential development on the West Ramsey area should be built in away that protects it from flooding at a level of 5.75 metres. It is recognised that this can be done in a number of ways. Any planning application will have to demonstrate how flood protection will be provide and this will need to be subject of detailed discussion and agreement with the Department, the Department of Transport's Drainage Division and Ramsey Town Commissioners". It is not a requirement of the WRDF that detailed construction |

| | | design should form part of the current planning applications, but that measures should be shown how the desired protection can be achieved. That has been done in the statement and in the supporting information that has been furnished to the Department, the Department of Transport's Drainage Division, and Ramsey Town Commissioners. Both the Department of Transport's Drainage Division and the Ramsey Town Commissioners are content that they have sufficient information to satisfy them that the necessary requirements of the ERDF can be achieved through the design principles proposed. | | --- | --- | --- | | 3.6 | DoLGE would wish to see flood protection measures constructed prior to construction rather than occupation of dwellings. | The suggestion that no construction works on dwellings could take place until the flood protection measures are in place is unnecessary and impractical. The incidence of possible flooding is low, and even if it did occur whilst dwellings were being constructed would only affect construction works and have no effect upon human life. Additionally, it is likely (subject to detailed site investigations) that the flood bank to Area 3 would be constructed from site-won materials, which would only be made available as part of the works for the construction of the roads and the individual properties. This is explained further in paragraph 5.7.2 of the Planning Statement | | 3.8 | New planting should be shown on the submitted drawings | Shown on Planning Application Drawings nos 2290.100.F South, 2290.100.F North & 2291.10.A | | 3.9 | DoLGE is unhappy about the idea of development on a plot-by-plot basis. | See Planning Statement paragraph 3.9. There would be no practical difference between the level of planning control that DoLGE can achieve in respect of development on a plot-by-plot basis than that which arises from an estate development. | | 3.10 | See 1.3 and 1.5 | See paragraphs 1.3 and 1.5 of the Planning Statement | | 3.13 | DoLGE understands that disposal of surface water direct into the Auldyn River not acceptable | Various discussions have been held with the necessary statutory bodies. No objection to disposal of surface water directly into the Auldyn River has been raised. None of the identified statutory bodies has an objection tin principle to surface water disposal direct into the Auldyn River | | 4.2 | See paragraph 1.3 | See paragraph 1.3 of the Planning Statement | | 4.7 | WRDF should state at 10.1 that '..there should be a minimum of 2 hectares of land for use as recreation/ play area on the land west of gardeners lane (notated "4.5 & 6" on the key diagram) | Noted. Paragraph 4.7 of the Planning Statement has been revised to reflect this correction. | | 4.9 | Possible missing item under (d) | Typographical error, corrected in paragraph 4.9 of the Planning Statement | | 4.10 | Repeats point made at 3.6 above | See paragraphs 3.6 and 5.7.2 of the Planning Statement | | 5.2 .5 | See 4.7. Civic Amenity site now to be located elsewhere | See paragraph 4.7 of the Planning Statement. In respect of civic amenity site, see revised paragraph 5.2.5 of the Planning Statement | | 5.2 .8 | Concern that public open space on parts of the | See Planning Statement paragraph 3.1 (including comments above) and revised paragraph 5.2.8 |

| | WRDF area subject to possible flooding will result in open space that is essentially worthless. | | | --- | --- | --- | | 5.2.8 | Lack of kick about space (other than fenced ball court) to serve 229 dwellings | See Planning Statement paragraph 5.2.8. The number of dwellings proposed is 225, and the open space provision meets the standards (in total and in component parts) set out in the WRDF and MDSP. | | 5.2.9 | Consultation with Architectural Liaison Officer noted | No amendment | | 5.3.1 | Existing planting lost/ retained should be shown on application plans | See Planning Application drawing nos 2290.100.F South, 2290.100.F North & 2291.10.A | | 5.3.2 | Existing planting lost/ retained should be shown on application plans | See Planning Application drawing nos 2290.100.F South, 2290.100.F North & 2291.10.A | | 5.4.5 | Reiteration of concern expressed regarding individual plots at 3.9 above | See paragraphs 3.9 and 5.4.5 of the Planning Statement | | 5.5.5 | No evidence that analysis in respect of traffic impact has been accepted by Department of Transport | See paragraph 5.5.5 of the Planning Statement | | 5.6.1 | Reiterates comment at 3.1.3 above | See paragraphs 3.1.3 and 5.6.1 of the Planning Statement | | 5.6.2 | DoLGE understands that Ramsey Town Commissioners and Department of Transport Drainage Division have concerns about design of water attenuation feature | See paragraph 5.6.2 of the Planning Statement | | 5.6.5 | Reiterates comments from 5.6.2 | See paragraph 5.6.2 of the Planning Statement | | 5.7.3 | Reiterates points made at paragraphs 3.6 and 4.10 above | See paragraphs 3.6, 4.10 and 5.7.3 of the Planning Statement | | 5.7.4 | DoLGE concerned that there is no evidence to support the statement that the loss of hydraulic capacity arising from the formation of the flood bank would have negligible effect | See Planning Statement paragraph 5.7.4. Flooding on the site can only arise in times of high tidal conditions. The flood level is derived from the level of the Irish Sea at such an event. It must therefore follow that the change to the site would have negligible effect upon the flood level. | | 5.8.3 | Query whether there is evidence that no part of the salt marsh - in hydrological terms - would be affected by the development | See Planning Statement paragraph 5.8.3. The Statement accepts that there will be some effect upon the salt march but that necessary management measures should be employed to limit such effect. | | 5.8.4 | Reiterates points made at paragraphs 3.6, 4.10 and 5.7.3 above | See paragraphs 3.6, 4.10, 5.7.3, and 5.8.4 of the Planning Statement | | 5.8.5 | Query how appropriate ecological surveys would | See Planning Statement paragraph 5.8.5. The need for any such surveys would only arise if there is any |

| | be undertaken | evidence of protected species. | | :-- | :-- | :-- | | 5.10 | Indicates that it is likely that a 'standard' archaeological condition would be imposed. | Noted. No change to text of Planning Statement required | | 5.12 | Reiterates points made at paragraphs 3.9 and 5.4.5. above | See paragraphs 3.9, 5.4.5, and 5.12 of the Planning Statement | | 6.9 | Note that DoLGE has no objections in principle to development of the application sites | Noted. No change to text of Planning Statement required |

0301846B PART 1 of 4