28 April 2025 · Planning Committee on 8th July 2024, Decision Notice issued post Section 13 Legal Agreement
Field 131042, Andreas Road, Ramsey, Isle Of Man, IM7 4ea
The proposal involves full approval for up to 153 dwellings (including 38 affordable homes), a neighbourhood centre with nursery, retail units, and community hall, public open space with play areas and a sports pitch, and approval in principle for a primary school on 11.3ha of agricultural fields at Vollan Fields, bord…
Information in relation to Condition 8 and 17 of 23/00744/B and AP24/0048 detailing phasing of the development and timetable relating to butterfly bank and hibernaculum
Information in relation to Condition 13 of 23/00744/B and AP24/0048 detailing arboricultural method statement
Information in relation to condition 31 of PA 23/00744/B providing details in relation to the traffic management plan
Information in relation to condition 40 of PA 23/00744/B providing details for the Construction Environmental Plan
Appeal against the full approval for a residential development comprising up to 153 dwellings and community uses with associated highway and pedestrian access and infrastructure, drainage, landscaping and public open space together with approval in principle for a primary school on land at Vollan Fields together with enhancement of existing habitat on land to the east of Royal Park
Full approval for a residential development comprising up to 153 dwellings and community uses with associated highway and pedestrian access and infrastructure, drainage, landscaping and public open space together with approval in principle for a primary school on land at Vollan Fields together with enhancement of existing habitat on land to the east of Royal Park
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The site is zoned 'Mixed Use' in the Ramsey Local Plan 1998 with a development brief for Vollan Fields, forming a logical sustainable urban extension to Ramsey within the town boundary, close to town …
Strategic Policy 1
Requires best use of resources by locating development to utilise infrastructure. Officer assessed site as sustainable urban extension near Ramsey services, minimising travel needs.
Strategic Policy 2 - Priority for new development to identified towns and villages
Focuses development in towns/villages or sustainable extensions. Site within Ramsey town boundary, zoned mixed use, logical extension.
Strategic Policy 10
Promotes integrated transport minimising car use/safety risks. No DOI objections; conditions secure pedestrian/bus improvements.
General Policy 2
Permits zoned development if design/amenity/highway/ecology criteria met. Assessed compliant with mitigations; no unacceptable impacts.
Environment Policy 14
Protects Class 1-2 agricultural land unless overriding need. Site Class 3; housing need and zoning justify loss.
Environment Policy 13
Requires flood risk assessment/mitigation. No residual risk post-mitigation; 89% runoff reduction.
Ramsey Local Plan Policy R/R/P2: Specific Area Development Briefs (Ormly Hall)
Requires overall scheme for mixed use area east of A9/north of Bride Road with landscaped northern edge. Proposal matches brief.
Time limit
Standard 3-year commencement condition.
Drainage scheme
Details of surface water drainage prior to commencement.
French drains protection
No greenhouses/sheds/fences/garages on plots 7-21 without approval to protect drainage.
Visibility splays
Provide/retain splays at accesses.
Parking provision
Parking spaces prior to occupation.
Estate roads
Construct roads to base course before occupation.
Off-site highway works
Bus stops, crossings, footpaths prior to occupation.
Construction Traffic Management Plan
Submit/approve prior to commencement.
Mechanical ventilation
For noise-affected plots prior to construction.
Updated CEMP
Hours, noise, dust, lighting prior to commencement.
No objection subject to conditions
No objection; drainage proposals reduce runoff
No objection
No objection; potential to eliminate offsite flooding
No objections
No objection following Noise Assessment and conditions
No objection; no impact on rookeries
The original application for residential development on designated mixed-use land in Vollan Fields was approved by the Planning Committee on 8 July 2024 subject to a Section 13 Legal Agreement, which was completed, leading to a decision notice on 11 October 2024. Third-party appellants (local residents with interested party status) appealed the approval, raising concerns over landscape impact, highway safety, flooding/drainage, infrastructure strain, noise, ecology, and policy compliance. The Planning Authority defended the approval citing compliance with Ramsey Local Plan 1998 zoning, Isle of Man Strategic Plan 2016, no objections from consultees, mitigation measures, housing need, and benefits as a sustainable urban extension. Applicant Hartford Homes supported via transport statement emphasizing no highway objections and secured mitigations. Inspector R J Perrins conducted a public inquiry on 25 February 2025 with unaccompanied site visits; report issued but outcome not stated in documents.
Precedent Value
Highlights challenges for third-party appeals against approvals on zoned urban extension sites; success depends on demonstrating policy conflict or unmitigated harm despite consultee support. Future applicants should prioritize adoptable drainage and detailed construction flood protections on flood-prone greenfield sites.
Inspector: Mr R J Perrins MA
