Decision Notice

Mr Gareth M Roberts The Nook Stanley Mount East Isle Of Man IM8 1NP

TOWN AND COUNTRY PLANNING ACT 1999 The Town and Country Planning (Development Procedure) Order 2019

In pursuance of powers granted under the above Act and Order the Department of Environment, Food and Agriculture determined to APPROVE an application by Mr Gareth M Roberts, Ref 24/91155/B, for the Demolition of existing building and construction of 4 no. detached dwellings. at St Olaves Bowring Road Ramsey Isle Of Man IM8 3ES .

Any conditions or notes which apply to the approval are set out below. This approval is subject to compliance with any conditions listed and may not be implemented until it becomes final (see guidance notes).

• 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• 2. The finished floors level of the three storey dwellings shall be 21.478 and the bungalow 21.275 as shown on drawing SOH-12B.

Reason: to ensure the dwellings are built in accordance with the approved ground/floor levels and in the interest of the visual amenities of the area and neighbouring amenities.

• 3. The demolition of the existing building shall take place between September to February only. Reason; In the interest of protected species.
• 4. No site clearance, preparatory work or development shall take place until a detail tree protection scheme accordance with the recommendations of Section 6.2.2 of British Standard 5837:2012 has been submitted to an approved in writing by the Department. This approved scheme shall be implemented prior to any works commencing and maintained in position until the development is complete.

In the event that trees become damaged or otherwise defective during such period, the Department shall be notified as soon as reasonably practicable and remedial action agreed and

implemented. In the event that a tree dies or is wilfully removed without prior consent it shall be replaced as is reasonably practicable and, in any case, by not later than the end of the first available planting season, with trees of such size, species and in such number and positions as may be agreed with the Department.

Reason: to ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period in the interests of amenity.

• 5. All existing trees shall be retained, unless shown on the approved drawing SOH-16A as being removed. Reason: to ensure the continuity of amenity afforded by existing trees.
• 6. No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting showing, type, size, maximum height growth and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species

Reason: To ensure the provision of an appropriate landscape setting to the development and for biodiversity net gain.

• 7. No development shall take place until full details of hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. The hard landscaping should include details of the surface finish of the driveways, shared access, footpaths and any fencing/walls to all boundaries of the dwellings/site. No dwelling hereby approved shall be occupied until the hard landscaping works shall be completed in full accordance with the approved details. Reason: To ensure the provision of an appropriate landscape setting to the development
• 8. No dwelling hereby approved shall be occupied until the parking area associated with that dwelling have been provided in accordance with the approved plan SOH-04A. Such areas shall not be used for any purpose other than the parking of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking
• 9. No dwelling hereby approved shall be occupied until the visibility splay(s) identified on drawing SOH-15; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050mm in height above adjoining carriageway level. Reason: In the interests of highway safety.
• 10. No development shall take place until full details of nest box provision have been submitted and approved in writing by the Department and these approved details shall be completed prior to the occupation of any dwelling.

Reason: In the interests of Protected Species. This approval relates to the submitted documents and drawings reference numbers all received; 07.10.2024

• SOH-05
• SOH-06
• SOH-07
• SOH-08
• SOH-09
• SOH-10

• SOH-13
• SOH-14
• SOH-15 SOH-17

Design Statement Energy Statement Solar Panel Specification Wild Bird Breeding Assessment Bat Report Air Source Heat Pump Product Inbformation

01.11.2024

• SOH-01A
• SOH-02A
• SOH-03A SOH-04B

SOH-11A SOH-12B

• SOH-16A

NOTE Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.

This decision has been made for the following reasons(s) For the reasons indicated with this report it is concluded the proposals complies with the relevant planning policies of the Isle of Man Strategic Plan 2016, Residential Design Guide 2021 and the Ramsey Local Plan having no significant adverse impacts upon public or private amenities.

Date of Issue: 11th December 2024

J CHANCE Director of Planning and Building Control

Guidance Note

This decision was made by the Planning Committee in accordance with the authority delegated to it.

This decision refers only to that applied for under the Town and Country Planning Act 1999 and its subordinate legislation.

A copy of the Officer’s report and any correspondence which informed the assessment and decision is available to view on the Government’s website (via https://pbc.gov.im/onlineapplications/)

Implementation A determination to grant planning approval does not have effect —

if an appeal is submitted until the appeal is determined or withdrawn; or

if no appeal is submitted, but there are potential appellants in addition to the applicant, until the time within which an appeal may be submitted has expired (21 days from the date of this notice).

Development must be carried out in accordance with the approved plans and any attached conditions (irrespective of any changes that may separately be requested at the Building Control stage or by any other Statutory Authority). This approval does not remove the need to also comply with any other relevant legislation.

Any conditions requiring certain works, submissions etc. prior to commencement of development must be fulfilled prior to work starting on site. Failure to adhere to this approval and meet the requirements of all conditions may invalidate this approval or result in formal enforcement action.

Appeal Any appeal can only be made by a person who has been accorded rights to do so, must be in writing, include the appropriate fee and be submitted to the Department within 21 days of the date of this Notice.

Guidance on how to appeal is available at gov.im/howtoappeal