**Document:** Officer Report Continuation **Application:** 10/01805/C — Variation of condition 4 of PA 10/00392/B to allow revised access to approved EMI unit. **Decision:** Permitted **Decision Date:** 2011-02-18 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/248-lezayre-land-on-eastern/documents/1240479 --- # Officer Report Continuation ## Planning Report And Recommendations ### Officer's Report This application is before the Planning Committee as the Local Authority comments are contrary to the recommendation of the Planning Officer. ### The Site The site represents the curtilage of undeveloped land on the eastern side of Gardeners Lane and north of former Rallway Line, Ramsey. PROPOSAL The proposal seeks for the variation of condition 4 of PA 10/00392/B to allow revised access to approved EM unit. The condition which was attached to the previous approved application stated:- "4. The EMI Unit shall not be occupied until the distributor road has been constructed, (as approved in applications 03/00790 and 03/01846) to the full extent of the application site up to and ## Planning History There following planning applications are considered relevant in the assessment and determination of this application:- Erection of Northern EMI care unit with associated parking and landscaping - 10/00392/B APPROVED 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 - 03/00790/B - East Of Gardeners Lane Between Greenlands Park And Poylldooey Nature Reserve, Off Gardeners Lane, Poylldooey, Ramsey - APPROVED Approval in principle for mixed residential scheme, business/industrial park \& landscaping land at Poylldooey, Ramsey - 91/01487/A - Land At Poylldooey, Gardeners Lane, Ramsey - APPROVED Approval in principle for mixed residential scheme, business/industrial park \& landscaping, land at Poylldooey, Ramsey - 91/00575/A - REFUSED ### Representations Ramsey Commissioners have strongly objected to the application which can be summarised as; contrary to the West Development Framework that indicates that Gardeners Lane should be suitably improved between the former railway line and the junction with the new distributor road; The application does not take cognisance of Section 13.3 as the proposal is to remove existing trees and shrubs which form a central reservation from the junction with Greenlands Avenue; It is considered that item c) of Strategic Policy 10 is not complied with as part of this application as the approved layout provides a safer highway design than proposed as part of this application; It is considered that the proposed alterations to the existing road layout do not comply with these stated Transport Policies 4 and 5; The loss of trees which would occur as part of this proposal would result in a loss of habitat for local fauna and would result in the loss of sound attenuation for properties which are located opposite the industrial area from the residential properties located on Gardeners Lane and Greenlands Avenue; The proposal indicates a service lay-by opposite Mllntown Gatehouse. This would result in all visitors to this property having to cross a busy carriageway to gain access to the property including service deliveries, refuse collection and post deliveries etc; and the amended layout would result in all traffic flows passing very near to Mllntown Gatehouse where the existing approved road layout provides fro traffic flows heading south towards Lezayre Road which would be on the opposite side of the road. The Department of Transport Highway Division initially objected to the application on the following grounds:- "The purpose of condition 4 of PA 10/00392/B is to ensure adequate access to the EMI unit in line with the previous approvals and the overall strategy for West Ramsey. By requiring the distributor road to be fully constructed this ensures that access to the EMI unit will not be restricted by future development; this is particularly important in view of the likely increased access required by emergency vehicles. The drawing referred to in the applicant's variation of condition 4 has not been approved by the Planning Authority and as such this application is premature as its approval could lead to a condition that requires construction of road that has no approval and does not satisfy para 17.1.2 of the West Ramsey Development Framework 'the development areas 2,3 \& 4, .... 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 and the remaining land to the west of the Auldyn River, as noted as 5, 6 \& 7 on the key diagram.' alternative road scheme (1) This application provides is not seeking approval of the plan, however subject to another planning application. The application provides to alternative worship to either constancy the building giving access onto the previously approved road scheme or any other road scheme as may be approved. This does not pre-judge the acceptability of the road scheme or estop the Department from refu such a scheme. The Objections from Ramsey Commissioners on the initial concerns of the Highway Anthesis and all other deal with the details of the illustrative drawings, which are to be the subject of an alternative application. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/248-lezayre-land-on-eastern/documents/1240479*