Erection of a residential development of 81 dwellings with associated hard and soft landscaping and on site infrastructure

Development should make the best use of resources

require that new dwellings be located within existing sustainable settlements

Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under -used land and buildings, and re - using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1

New development will be located primarily within our existing towns and villages

Spatial Policy 2 also indicated that outside Douglas development will be concentrated on a total of five 'Service Centres'

Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. (1) Open Space is defined in Appendix 1. (2) Sustainable Urban Extensions are defined in Appendix 1 4.3.2 Appendix 3 to the Plan identifies the towns and villages, and also explains why the Department has rejected the idea of a new settlement, which was mooted in the Consultation Draft published in May 2000. 4.3.3 Each of our towns and villages has an ind ividual character arising not only from its geographical position and existing fabric, but also from its historical, cultural, and social background. This character should be protected and enhanced. Accordingly:

New development in existing settlements must be designed to take account of the particular character and identity

Inappropriate backland development, and the removal of open or green spaces

pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''

Development which is in accordance with the land-use zoning and proposals

respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping

General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development

New housing will be located primarily within our existing towns and villages

otherwise new housing will be permitted in the countryside only in the following exceptional circumstances

Housing Policy 4: New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions (1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14. 8.5.6 The anticipated increase in the total number of dwellings on the Island over the Plan period is approximately 14%. By administering the programme of Area Plan preparation, the Department will ensure that there is sufficient land zoned for residential development to meet the overall housing requirement figure required by Housing Policy 1. The Department has resolved to prepare under the provisions of the Town and Country Planning Act 1999 four Area Plans which will concentrate upon larger areas of the Island. These will focus on the North, West, East and South of the Island and correspond with those areas discussed at paragraph 5.9 of the Spatial Strategy Chapter. 8.6 Affordable Housing 8.6.1 The Department is concerned about the increasing difficulties of securing the provision of affordable housing across the Island. The Department can, and does as a Housing Authority, intervene financially to provide financial support to local Authorities; financial support to prospective owner occupiers (through the House Purchase Assistance Scheme 2002) and by direct provision of new houses to rent. The provision of affordable housin g is a material consideration in the preparation of the development plan. In the current situation the Department considers that, to secure an adequate provision of affordable housing, it is appropriate to require that any area of land identified for hous ing purposes should include a contribution towards the provision of affordable housing. 8.6.2 There are currently around 1,584 (as at 31 st March 2007) households on the General Housing Waiting List. In addition, there are some 690 (as at 31 st March 2007) households registered with the Department under the House Purchase Assistance Scheme (HPAS). This indicates a total current need of some 2,274 households for affordable housing. (1) Sustainable Urban Extensions are defined in Appendix 1 8.6.3 In the current circumstances the Department considers that approximately 25 % of new housing provision should take the form of affordable housing. In assessing the appropriate percentage in each instance, the Department will have regard to the fact that the figure is a target over the Plan Period as a whole; to evidence of local housing need; to the nature of the land and viability of the scheme; and to the nature of existing adjacent housing. The 25% provision will be monitored and reviewed as part of any review of the Strategic Plan.

In granting planning permission on land zoned for residential development

normally require that 25% of provision should be made up of affordable housing

Housing Policy 5: In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that 25% of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more. The term affordable housing is defined by the Department as housing which is either:  directly provided by the Department; or  directly provided by Local Authorities; or  meets the criteria for the Department's House Purchase Assistance Scheme 2004 (and any successor schemes approved by Tynwald). 8.7 New Housing in Existing Settlements 8.7.1 Recent Local Plans and Area Plans have included development briefs guiding the design and layout of land which is zoned for residential use. Such briefs should not needlessly prescribe design, but should indicate site-specific constraints, the need for provision of public facilities or amenities (such as play areas, neighbourhood shops, or land for schooling, open space, or road improvements), and, if appropriate, the maximum or minimum density and the need for the inclusion of an element of affordable housing. Where these briefs state that an optimum density should be achieved this should not be used as an argument for higher density development which has an adverse effect on the residential amenity of adjoining properties or the character of the area.

Re-Zoning to Open Space

Ramsey Local Plan - Policy R/R/P1

3.3 Policy R/R/P1: Re-Zoning To Open Space The Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998 re-zones the following areas from residential use to open space:- (a) land on the eastern side of the undeveloped part of the Ormly Hall Estate; this land is judged unsuitable for built development, being very open to view from off-shore and from land to the north and south; it should remain as natural, green open space, but might be used as such in association with existing or proposed adjoining uses; (b) land to the east and south of the Grove Museum; this land forms part of the present and historical context of the Grove House Museum, and should remain unbuilt such as to preserve this context.

Specific Area Development Briefs

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 ha