16 February 2022 · Head of Development Management (Stephen Butler)
Golf Links, Brookfield Avenue, Ramsey, Isle Of Man, IM8 2ad
The site at Ramsey Golf Links is an irregularly shaped parcel currently used as part of the golf club's car park with trees and vegetation, steeply sloping down northerly by over 6 metres in 12 metres distance.
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The only matter for consideration was whether varying condition 1 to extend the expiry by 4 years was acceptable, as no changes to the approved buildings were proposed.
General Policy 2
General Policy 2 from Isle of Man Strategic Plan 2016. Applied to ensure no significant impacts on amenities; officer confirmed proposal acceptable as it has no significant impacts upon public or private amenities.
Environment Policy 42
Environmental Policy 42 from Isle of Man Strategic Plan 2016. Relevant to environmental considerations including trees and ecology; addressed via conditions for tree protection, AMS, and PEA.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Transport Policy 6 from Isle of Man Strategic Plan 2016. Assessed access, parking, and highways; conditions ensure compliance with approved drawings for safety and standards.
Transport Policy 7
Transport Policy 7 from Isle of Man Strategic Plan 2016. Supports highways assessment; no objections from Highways Services and conditions secure parking/manoeuvring.
Recreation Policy 2
Recreation Policy 2 from Isle of Man Strategic Plan 2016. Site designated open space (golf course) in Ramsey Local Plan; development acceptable as previously approved with golf club parking retained.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Car park lighting and gas meters
Before development commences, details of the car park's lighting scheme, and the position or re-positioning of the gas meters, shall be submitted to and approved in writing by the Department. The lighting scheme and the position of the gas meters shall be in accordance with the approved details.
Access road, footways and lighting
Prior to the occupation of any dwelling, the access road, footways and lighting shall be constructed/installed as shown on Drawing Number 3 Rev A and retained as such thereafter.
Access arrangement
The arrangement of the access shall be as shown on Drawing Number 3 Rev A.
Garages, car parking and manoeuvring
Prior to the occupation of each dwelling, its garage, car parking and manoeuvring area shown on Drawing Number 3 Rev A, shall be provided and remain free from obstruction thereafter.
Tree planting scheme
The tree planting scheme shown on Drawing Number 3 Rev A shall be undertaken during the first planting season following the completion of all 3 dwellings. Any tree forming part of the planting scheme which, within a period of 5 years from the date of planting, dies, is removed or becomes seriously damaged or diseased, shall be replaced during the next planting season with another tree of the same species and size.
Tree survey protection measures
The protection measures and construction methods detailed in the Tree Survey and Report prepared by Manx Roots Tree Management Ltd (date-stamped 24 November 2016) shall be adhered to in full, subject to the pre-arranged supervision detailed in Section 8 and Appendices 5 and 7 of that Report.
Retained tree protection
No tree proposed to be retained, as shown on Drawing Number 2 Rev B, shall be cut down, uprooted, or wilfully destroyed during the development phase and thereafter within 5 years from the completion of the development, unless otherwise approved in writing by the Department. Any tree that is cut down, uprooted or wilfully destroyed during the development phase shall be replaced with one of similar species and size during the next planting season and in accordance with details to be agreed in advance with the Department.
Sewer diversion
Prior to the commencement of development, a plan showing the proposed sewer diversion shall be submitted to and approved in writing by the Department. The diversion works shall be undertaken in accordance with the approved details.
Golf club parking spaces
Prior to the occupation of any of the dwellings hereby approved, the golf club's parking spaces shown on Drawing Number 3 Rev A shall be laid out and retained as such thereafter.
Materials samples
Prior to the commencement of development, samples of all finishes to be used on the dwellings shall be submitted to and approved in writing by the Department. The dwellings shall be constructed in accordance with the approved details.
Retaining wall stability
Before development commences, details of the structural stability of the retaining wall alongside the garden of Cynclaire, and a scheme for its protection, monitoring and (if necessary) repair during the development phase, shall be submitted to and approved in writing by the Department. The development shall be carried out in accordance with the approved details.
Updated Arboricultural Method Statement
Prior to the commencement of the development hereby approved an updated Arboricultural Method Statement (AMS), adhering to the recommendations of BS5837:2012 (Trees in relation to design, demolition and construction - recommendations), shall be submitted to and approved in writing by the Department. The AMS should detail the protective measures to be taken and the construction methods to be used to ensure damage to retained trees is avoided, and how the project arboriculturist and/or construction manager will carry out arboricultural site monitoring, including a schedule of specific site events requiring input or inspection. The agreed protection measures, construction methods and site supervision shall adhered to in full.
Preliminary ecological assessment
No development shall commence until a Preliminary ecological Assessment of the site has been submitted to and approved in writing by the Department. The ecological assessment shall identify matters of ecological interest within the site and measures to mitigate ecological impacts where appropriate, including a timetable for their implementation. The development shall not be carried out unless in accordance with the approved details.
Do not object
DEFA Biodiversity, Manx National Heritage, Senior Arboricultural Officer, and DOI Highways provided consultation responses; Highways supported with conditions, while others raised concerns about outdated ecological and tree surveys requiring updates prior to determination.
Key concern: Outdated 2015 ecological surveys requiring Preliminary Ecological Appraisal prior to determination due to protected species potential
DEFA Biodiversity
Conditional No Objection"the MWT's statement is now considered out of date (see attached CIEEM advice note re ecological survey lifespan)"; "in order to comply with Strategic Policy 4 of the Isle of Man Strategic Plan 2016"; "The presence or absence of protected species... should be established before planning permission is granted; otherwise all material considerations might not have been considered in making the decision."
Conditions requested: Preliminary Ecological Appraisal (PEA) adhering to CIEEM (2017) Guidelines for Preliminary Ecological Appraisal (2nd edition) by suitably qualified ecologist prior to determination; PEA and survey reports to include appropriate mitigation measures; Survey reports submitted prior to determination per BS 42020:2013 Section 9.2.4
Manx National Heritage
Conditional No ObjectionAs the tree survey is now five years out of date we recommend that a preliminary ecological appraisal is carried out on site, by an experienced ecologist
Conditions requested: Preliminary ecological appraisal by experienced ecologist before development permitted; Works to trees and scrub outside nesting season 1st April to 31st August or with pre-commencement check for nesting birds
Senior Arboricultural Officer
Conditional No ObjectionThe AMS should detail the protective measures to be taken and the construction methods to be used to ensure damage to retained trees is avoided
Conditions requested: Prior to the commencement of the development hereby approved an updated Arboricultural Method Statement (AMS), adhering to the recommendations of BS5837:2012 (Trees in relation to design, demolition and construction - recommendations), shall be submitted to and approved in writing by the Department.
DOI Highways Division
Conditional No ObjectionDo not oppose subject to a repeat of conditions 3, 4 and 5 of planning permission 16/01173/B and consideration of bicycle parking and electric vehicle charging points
Conditions requested: Repeat of conditions 3, 4 and 5 of planning permission 16/01173/B; Consideration of bicycle parking and electric vehicle charging points
