APL Planning Statement

Planning Statement

Auldyn Neighbourhood Centre, Gardeners Lane, Ramsey

Dandara Homes Limited Isle of Man Business Park, Cooil Road, Braddan, Isle of Man, IM2 2SA

Dandara Homes Limited Planning Statement

Development of Land at Auldyn Walk, Ramsey with 19 Dwellings (17 houses and 2 apartments), a Children’s Nursery, a Convenience Shop Unit, and Associated Drainage and Highway Works

Introduction

• 1. The site which forms the subject of this planning application is an area of just over half a hectare adjacent to Gardeners Lane on the western side of Ramsey. It is within an area which is allocated for mixed Residential and Light Industrial uses in the extant Island Development Plan, in this instance in the Ramsey Local Plan, and planning approval has previously been granted to develop it with commercial uses as part of a mixed residential/neighbourhood centre scheme. The residential element of that scheme, known as Auldyn Walk, has been completed. The neighbourhood centre element of the scheme has not been progressed, primarily due to changing circumstances and their impact upon the need for, and feasibility of, the approved commercial uses.
• 2. This application seeks detailed planning approval to develop an unused area at Auldyn Walk, formerly approved for neighbourhood centre commercial uses, with 19 dwellings (which includes affordable housing, and two apartments over the commercial units), a children’s nursery and a convenience shop unit. The scheme also includes car parking as well as associated highway and drainage works. In addition to this Planning Statement the application includes supporting information in respect of highways and access and scheme design.
• 3. It is demonstrated in the application that the proposed development accords with the policies of the Island Development Plan, and that it will not compromise the objectives of the West Ramsey Development Framework.

The Site

• 4. The site is an unused, relatively flat area of approximately 0.55 hectares which adjoins existing housing at Auldyn Walk. It is also bordered by Gardeners Lane and by the stretch of highway which provides access to Auldyn Walk, and by the roundabout positioned at the junction between them. The site is largely grassed over, with single lines of young trees alongside parts of the roadside boundaries.

• Planning Policy Context
• 5. The planning policy context for the application is set out in the Isle of Man Strategic Plan (IoMSP), in the Ramsey Local Plan, and in the West Ramsey Development Framework (which provides supplementary planning guidance in accordance with the Local Plan).
• 6. The Isle of Man Strategic Plan; the Isle of Man Strategic Plan was first adopted by the Department in June 2007 and approved by Tynwald the following month, and is intended to provide “the strategic and general policy framework within which provision will be made for development and conservation needs for the period 2001-2016”. Together with Area Plans the IoMSP forms a Development Plan as required by the 1999 Town and Country Planning Act. It is explained in the IoMSP that existing Local Plans will remain in effect until they are replaced by new Area Plans, and that the 1982 Development Plan, as amended by the various Local Plans, will have effect as an Area Plan. It is also made clear in the Plan that “in the case of any inconsistency between the provisions of the Strategic Plan and the provisions of an Area Plan, whichever came into force later will prevail”. The Isle of Man Strategic Plan 2016, which contains updated population statistics and housing policies for the period 2011 to 2026, was approved by Tynwald in March 2016.
• 7. Amongst other things the Strategic Objectives of the Plan (pages 11-12) seek to promote efficiency and economy in the protection, use, and re-use of resources, and they indicate that most new development should be guided towards existing settlements in order to make “the optimum use of existing and planned infrastructure and services”. They also seek to protect, maintain and enhance the built and rural environment, to encourage high quality development throughout the Island, and to ensure that new development relates well to public transport facilities. The Plan also includes Strategic Objectives which state that the housing needs of the community should be met by the provision of sufficient housing of an acceptable standard and of an appropriate nature and in appropriate locations, and that high standards of residential amenity in new development and a physically safe environment will be promoted.
• 8. The Strategic Policies which flow from these objectives (pages 14-19) emphasize the need to make the best use of resources by “optimising the use

• of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials”, by “ensuring efficient use of sites, taking into account the needs for access, landscaping, open space, and amenity standards” and “being located so as to utilise existing and planned infrastructure, facilities and services”. New development will be located primarily within existing settlements or within sustainable urban extensions (as opposed to the countryside), and should be designed so as not to detract from the character of towns and villages. New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island and in appropriate cases the Department will require planning applications to be supported by a design statement. It is also stated that new development should be located and designed so as to promote a more integrated transport network.
• 9. The IoMSP includes an Island Spatial Strategy (ISS, pages 20-29) which is intended to guide the physical development of the Island up to 2016. The Island is divided into North, South, East and West regions and the ISS seeks to “promote a balanced and equitable pattern of sustainable development across the Island”. It is estimated that in order to meet the housing needs of the Island over the plan period provision will have to be made for the development of 5,100 additional dwellings, and the Plan indicates that the Island’s northern region – which is comprised of Ramsey, Andreas, Ballaugh, Bride, Jurby, Lezayre and Maughold – will accommodate 770 of those dwellings. The most recent Residential Land Availability report (Update 11, published July 2019) indicates that when assessed against the housing figures and plan period (2001-2016) of the 2007 Strategic Plan there was a shortfall of 82 approvals for additional dwellings in the north. The report goes on to indicate that the number of units required to meet housing need in the north for the revised plan period (2011-2026) currently stands at 280.
• 10. Chapter 6 of the Plan is entitled General Development Considerations, and it is made clear in the introduction that the Development Plan “will make positive land-use allocations and provision through its policies such as to meet the Island’s foreseen development needs for the period 2001-2016”. The Plan will therefore provide the basis upon which development control decisions are made during this period, with General Policy 1 (page 32) confirming that the determination of such shall have regard to the provisions

• of the Development Plan and all other material considerations. General Policy 2 of the Plan (pages 32-33) identifies broad standards of development to be taken into account if proposals are to be permitted, which include criteria in respect of building siting, layout, form and appearance, impact upon landscape or townscape, amenity standards for residents, highway safety and traffic flows, and parking space provision. Transport Policy 7 (page 101) requires parking provision in all new development to meet the Department’s standards, which is shown at Appendix 7 of the IoMSP (page 139) to be 2 spaces per unit for typical residential and terrace development and 1 space per bedroom (to a maximum of 2) for apartments. General Policy 3 (page 33) indicates that development will not be permitted outside of areas which are zoned for development unless it accords with one of the listed exceptions.
• 11. Environment Policy 1 (page 38) states that the countryside, which does not include land which is designated for future development on an Area Plan, will be protected for its own sake. Subsequent policies in respect of the Rural Environment seek to ensure that development will not have an adverse effect upon landscape character, woodland, areas of ecological interest, watercourses, the coastal environment, areas affected by erosion or flooding, or important agricultural land. The Built Environment Policies of the Plan refer to matters such as Conservation Areas and archaeology, whilst Environment Policy 42 (page 58) requires the design of new development in existing settlements to take account of “the particular character and identity, in terms of buildings and landscape features, of the immediate locality”.
• 12. Housing Policy 1 (page 67) states that provision will be made for up to 5,100 additional dwellings over the period of the Plan, which will be subject to a “Plan, Monitor and Manage” approach by the Department. Housing Policy 2 (page 67) states that the Department will seek to ensure an adequate supply of housing land, and goes on to suggest that designated land which is not made available for development could be placed in a land-bank and alternative land allocated for development in its place. Housing Policy 3 (page

69) confirms the distribution of dwellings suggested by the ISS, and Housing Policy 4 (page 69) states that housing should primarily be located within existing settlements or within sustainable urban extensions. Housing Policy 5 (page 70) indicates that the Department, when granting planning permission on land which is zoned for residential development or in predominantly residential areas, will normally require that 25% of new dwellings on sites of 8

or more units will be affordable. The supporting text outlines the factors to which the Department will have regard when assessing the appropriate percentage in each instance.

• 13. Business Policy 10 (page 85) states that retail development will be permitted only in established town and village centres, with the exceptions of neighbourhood shops in large residential areas. The supporting text indicates that for the purposes of this policy new neighbourhood shops will not normally comprise more than 100sq metres of floor space measured externally.
• 14. Recreation Policy 3 (page 91) states that, where appropriate, new development should incorporate landscaped amenity areas into the design and that new residential schemes of ten or more dwellings must make provision for recreation and amenity space in accordance with the standards specified at Appendix 6 of the Plan. The Plan makes it clear that the general standards of space provision set down for new residential development will be applied having regard to criteria such as the size, type and particular needs of the resident population, the needs of visitors to the area and the proximity and availability of existing Open Space, including the foreshore, public glens and parks.
• 15. Appendix 6 of the Plan (pages 132-136) provides guidance in respect of open space requirements for new residential development, and confirms that the exact open space requirement will depend upon the individual circumstances and nature of each planning application. It goes on to differentiate between “open space” and “outdoor playing space”, confirming that the latter may include sports and recreation facilities that are designed to serve the needs of either the general public or the members of a private organisation. It may also include formal or informal areas which are designed for children’s play, but excludes areas such as woodlands and golf courses. The Plan sets the overall open space standard at 32 sq.m for each new resident, which is broken down further into 18 sq.m of formal space such as sports pitches, 6 sq.m of children’s play space and 8 sq.m of amenity space. It also sets the assumed occupancy levels for new dwellings, and explains that where possible open space should be provided in the first instance on-site or off-site where this would improve the quality of the development and the open space provided. Where these options are not practical then commuted sums will be considered.

• 16. Section 10.6 of the Plan (page 92) provides guidance in respect of neighbourhood centres, and Community Policy 1 (page 93) states that “Where relevant and appropriate, there should be provided by the developer of new or expanded residential areas, community benefits in the form of neighbourhood centres”.
• 17. Transport Policies 1 and 2 (pages 99 & 100) require new development to be located, where possible, close to existing public transport facilities and routes, including pedestrian, cycle and rail routes, and where appropriate to make provision for new routes including links into existing systems. Transport Policy 4 of the Plan (page 100) seeks to ensure that new and existing highways are capable of safely accommodating the vehicle and pedestrian journeys created by development, Transport Policy 7 refers to parking standards (see above) whilst Transport Policy 8 (page 102) requires all applications for major development to be accompanied by a Transport Assessment. The Plan recognises that development will be required in areas not yet connected to IRIS, and that interim drainage measures such as individual treatment works may be appropriate. Infrastructure Policy 1 (page 105) states that development shall only take place in areas that will ultimately be connected to IRIS, whilst Infrastructure Policy 2 (page 105) states that interim drainage arrangements for development in areas awaiting connection to IRIS shall be submitted to and approved by the Department. Energy Policy 5 (page 113) requires proposals for more than 5 dwellings to be accompanied by an Energy Impact Assessment1.
• 18. The Ramsey Local Plan 1998; the Isle of Man Planning Scheme (Ramsey Local Plan) Order 1998 came into effect on 1st December, 1998 and along with the Ramsey Local Plan Written Statement (Planning Circular 2/99) forms the extant Ramsey Local Plan. Whilst many of its policies have been superseded by the provisions of the IoMSP it still provides extant land use zonings for all land within the town boundary. The application site is shown in the Plan to be within an area which is allocated for Proposed Residential and Light Industrial development (Lezayre Road/Gardeners Lane, Area E).
• 19. It is stated in the Housing chapter of the Plan that “there will remain a general presumption against built development in the countryside adjoining the town boundary (except for those areas between Lezayre Road and the Jurby Road

1 An Energy Impact Assessment/Statement is attached at Appendix 1

which remain zoned for development on the 1982 Development Plan)”. Policy R/R/P2 provides “Specific Area Development Briefs” and for Lezayre Road/Gardeners Lane (Area E on the Plan Map) it is stated that development may be undertaken only in accordance with an overall scheme for the area. It goes on to say that the feasibility of providing a second crossing of the Sulby River should be examined prior to any such scheme being prepared, which should include a minimum of 3 ha of land for light industrial use, a minimum of 2 ha of land as a recreation/play area, and “generous landscaped space alongside the rivers and the former railway line and around Poylldooey House”. The above requirements in respect of light industrial and recreation uses are confirmed in subsequent Policies R/I/P1 and R/COM/P1.

• 20. Policy R/T/P6 refers to “All Areas of New Residential Development”, and states that open space shall be required for such and is likely to “be in the region of up to 25% of the gross area, dependent upon topography, density, and existing open space”. Recommendation R/T/R2 refers to the possible consideration of financial contributions towards open space provision.
• 21. The Traffic chapter of the Local Plan makes reference to the possibility of providing a new crossing over the Sulby River in the long term as provided for in the development brief for Lezayre Road/Gardeners Lane. Recommendation R/Tr/R1 states that a Traffic Management Plan should be prepared for the town of Ramsey.
• 22. The West Ramsey Development Framework; a Consultation Draft of the West Ramsey Development Framework (WRDF) was published in January 2003, and the approved WRDF was published in March 2004. The WRDF constitutes supplementary planning guidance, which is in accord within the provisions of the Local Plan, and to which regard will be made in the determination of planning applications for the development of land.
• 23. The application site is within an area which is notated as “4” on the WRDF Key Diagram. The Housing section of the WRDF states that Area 4 “should be developed for a neighbourhood centre to service the needs of the overall development of West Ramsey”. Suggested uses include shops, nursery/creche facilities, meeting hall or public house, as well as noting that interest in new community facilities for churches was raised during the consultation process. It is stated that land which is not needed for

• neighbourhood centre uses should be developed for medium/high density housing (15-30 dwellings per hectare).
• 24. The Housing section goes on to state that residential development will be required to provide an affordable housing contribution. It also sets out the importance of design issues, indicating that all planning applications will be required to be accompanied by a Design Statement and explaining how development should reflect local character. It is also stated that new development should incorporate energy efficient layouts, open space provision and features which reduce opportunities for criminal and anti-social behaviour.
• 25. The WRDF also notes the need for a civic amenity site to serve the north of the island and indicates that preferably such provision should be made within Area 4 (now Auldyn Walk), although it is acknowledged that if this area is not suitable then an alternative location should be found elsewhere within West Ramsey. This facility has now been established on a site to the north of Ramsey.
• 26. It is acknowledged in the Education section of the WRDF that the existing level of education provision within Ramsey is considered to be appropriate to meet the educational needs arising from the housing within the West Ramsey area. It suggests that a nursery/crèche could be located within the neighbourhood centre should there be a need for such.
• 27. Within the Open Space section of the WRDF attention is drawn to the Local Plan requirement to incorporate generous landscape spaces alongside the river and former railway line, and around Poylldooey House. This requirement is outlined at paragraph 3.9 of the Local Plan, which refers specifically to development within Area E. Poylldooey House is within Area D on the Local Plan map and as such the reference to it at paragraph 3.9 of the Local Plan would appear to be misplaced.
• 28. It is also noted that a minimum of 2 hectares of land should be made available for recreational/play facilities on land west of Gardeners Lane, a requirement brought forward from the Ramsey Local Plan (Areas 4, 5 & 6 in the WRDF, and not just Area 4 as suggested in the text). In addition, toddlers play space and children’s kick-around facilities should be provided within new residential development.

• 29. It is recognised in the Nature Conservation section that the existing ecology of the area will inevitably be affected by the development of West Ramsey. It highlights a number of criteria with which development should comply, including the need to provide an accurate tree survey with a presumption in favour of retaining and protecting all trees, and the need to protect the rivers and adjoining areas of ecological interest from detrimental disturbance.
• 30. In respect of Archaeological Interest the WRDF indicates that all planning applications should include an archaeological assessment and appropriate method statement, and that where necessary planning approvals will be appropriately conditioned in respect of investigation and recording.
• 31. In the Highways section of the WRDF it is acknowledged that;

•  There is no need for a second crossing of the Sulby River as referred to in the Ramsey Local Plan.
•  A new distributor road should link Poylldooey Road to Gardeners Lane.
•  Gardeners Lane should be widened between the former railway line and the junction with the new distributor road, whilst the existing attractive rural character of the northern section of Gardeners Lane should be retained. These works have been completed.
•  The former railway line should be formally established as a public footpath, and that links to that footpath should be created from the development or redevelopment of land within the framework area.

• 32. In respect of Flood Protection, the WRDF notes that a 1 in 200 tidal event would give rise to a tide level at Poylldooey of 5.75 metres AOD and that, consequently, new housing in the Poylldooey area should be ‘built in a way that protects it from flooding at a level of 5.75 metres’. The WRDF is not prescriptive about how such flood protection should be secured, and acknowledges that ‘this can be done in a number of different ways.’ It states that any planning application will be required to demonstrate how flood protection will be provided, and notes that specific proposals will need to be the subject of detailed discussion with relevant parties.
• 33. It is indicated in the Drainage section that foul sewage should be drained by gravity to the pumping station at Poylldooey Road, but acknowledges that

• where this is not practical it may be pumped to a point from where it can then be drained by gravity to the pumping station (at Poylldooey Road or elsewhere), subject to the agreement of the relevant drainage authority. It further notes that foul sewers should be of sufficient capacity to carry the loads which might reasonably be anticipated once other land within the WRDF area – including land further west in Lezayre – has been developed, and that all sewers should be laid under highways or other public accessible land. It is acknowledged that the surface water run off from roofs and paved areas will ultimately drain to the Sulby River and that there may be a requirement for attenuation tanks or ponds, and that the location and design of any new outfalls must have regard to the ecological interest and amenity value of the river banks.
• 34. It is indicated in the Phasing section of the WRDF that the development of Areas 2, 3 and 4 must include highway and infrastructure to support the level of development proposed. It further notes that development of these Areas should provide for a distributor road link into land to the east, and into land to the west of the Auldyn River (areas 5, 6 & 7). It goes on to state that no development may commence on land to the west of Auldyn River before the development of Areas 1, 2, 3 and 4 is substantially complete, and that development of Area 7 may only commence once the development of Areas 5 & 6 is substantially complete.

Planning History

• 35. The application site is within Area 4 on the WRDF key Diagram, for which planning consent was granted under PA 03/01846/B for a development of 50 dwellings and a neighbourhood centre comprised of a public house, a children’s nursery and two retail units. The residential element of the scheme (save for four apartments over the retail units) has been completed and is now known as Auldyn Walk. A number of amendment applications were subsequently approved and implemented (PAs 08/01319/B, 08/01964/B, 08/01971/B, 09/00247/B, 09/01458/B & 10/00355/B), resulting in there now being 51 dwellings within Auldyn Walk. The neighbourhood centre element of PA 03/01846/B has not been developed and the site now forms the subject of this application.

• The Proposed Development
• 36. This application seeks detailed planning approval for a development of 19 dwellings (17 houses and two apartments), along with a children’s nursery and a local shop. Access will be taken from the existing highway, and an appropriate level of car parking will be provided for both the residential and the commercial uses. The development will connect into the existing public foul sewer adjacent to Auldyn Walk, and surface water will be taken to the Auldyn River by way of an existing system. The principal planning issues arising from the proposal are considered below.
• 37. The principle of development; the proposed new development is wholly within an area which is designated for development in the extant Development Plan. The site is within an area which is allocated for Proposed Residential and Light Industrial development in the Ramsey Local Plan, and within a smaller area (Area 4) which the WRDF identifies as being suitable for a neighbourhood centre. The WRDF makes it clear that land within Area 4 which is not needed for neighbourhood centre uses should be developed for medium/high density housing (15-30 dwellings per hectare).
• 38. Further, planning approval has previously been granted to develop Area 4 with residential and neighbourhood centre uses and the housing element of that scheme has been completed. For reasons outlined below the neighbourhood centre element of that scheme has not been progressed, but the consent for it remains extant.
• 39. Given the extant land use zonings and planning history outlined above it is considered that the principle of developing the site as proposed in the application is acceptable.
• 40. The need for new dwellings; It is estimated in the IoMSP that in order to meet the housing needs of the Island over the plan period provision will have to be made for the development of 5,100 additional dwellings, and the Plan indicates that the Island’s northern region – which is comprised of Ramsey, Andreas, Ballaugh, Bride, Jurby, Lezayre and Maughold – will accommodate 770 of those dwellings. The most recent Residential Land Availability report (Update 11, published July 2019) indicates that the number of units required to meet housing need in the north for the revised plan period (2011-2026) currently stands at 280. The 19 dwellings to be provided by the proposed

• scheme will help to meet the identified need and will not compromise IoMSP housing objectives for either the north or the Island overall.
• 41. It is stated at para 8.6.3 of the IoMSP that “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 this instance it is proposed that the developer will make an affordable housing contribution of 25%, which will take the form of 4 units on site and a commuted sum for the remaining ¾ of a unit. The mix of affordable dwelling sizes and types has been broadly agreed with DoI Housing Division, although the balance between on-site provision and commuted sums could be altered should the Housing Division advise that demand for on-site provision in this location is less than envisaged. The matter will form the subject of a Section 13 Planning Agreement between relevant parties.
• 42. The need for neighbourhood facilities; the neighbourhood centre approved under PA 03/01846/B included a public house, a children’s nursery and two shop units. Feedback from potential operators has been regularly sought in the intervening period, and it has been consistently indicated that facilities such as the public house and the local shops require a greater residential customer base to make them commercially viable. Whilst it would have been envisaged at the time of the WRDF’s preparation that the land zoned for residential development in West Ramsey would at some point yield a sufficient level of housing to alter this situation, the extent of the area which is likely to be developed has since been significantly reduced by evolving flood risk assessment, thus reducing the potential viability of commercially operated neighbourhood facilities. Changing social practices have further impacted upon the viability of public houses in locations such as this, and in any event the town centre pubs and facilities of Ramsey are only a relatively short distance away. A children’s nursery may not require such a large local residential base, but it would not have been feasible to develop that aspect of the neighbourhood centre in isolation.

• 43. The scheme now proposed includes a children’s nursery and a shop unit which is suitable for use as a neighbourhood convenience store (approximately 100 sq.m floor area), both of which have been designed following consultation with potential operators. The housing proposed in this application and in PA 20/01080/B (on land to the west) will have a positive impact upon the potential viability of the nursery and the shop.
• 44. Layout & design; the scheme has been designed to take into account the provisions of General Policy 2 of the IoMSP, which identifies broad standards to be complied with in respect of matters such as development layout, building scale and appearance, impact upon landscape or townscape, amenity standards for residents, highway design and parking space provision (there will be 2 spaces per dwelling, and 12 shared spaces for the nursery and shop). The new dwellings are positioned so as to take into account the amenity of new and nearby residents, and the layout will also provide satisfactory amenity standards in itself by taking into account privacy and outlook considerations and providing private amenity space. The Department’s Residential Design Guidance document (July 2019) has also been taken into account, and the application includes a Design and Access Statement.
• 45. Open space; the existing dwellings at Auldyn Walk are served by the public open space approved under PA 03/01846/B (the neighbourhood centre element of the scheme did not include public open space) and by open space available in the local area, which includes school playing fields, the Poylldooey Nature Reserve, and subsequently created open space within Auldyn Meadow. New residents will have these areas available to them, along with potential new public open space on land to the west (proposed under PA 20/01080/B). The applicant will discuss with Ramsey Town Commissioners the potential for making a financial contribution and/or providing play equipment in lieu of open space provision.
• 46. Flood risk; the WRDF takes account of the Bullens Report – a Strategic Study of the Sulby River – and consequently requires new housing in the Poylldooey area to be ‘built in a way that protects it from flooding at a level of 5.75 metres’. The maximum flood level has subsequently been revised by MUA to 5.74 metres Douglas02 datum, which is based upon predicted 1:100 year river and/or 1:200 year tidal levels with an allowance added for climate change. The WRDF is not prescriptive about how such flood protection

• should be secured, and acknowledges that ‘this can be done in a number of different ways’.
• 47. Continually evolving flood risk assessment criteria have resulted in increased areas of land which are considered to be at high risk of flooding, which must also now be seen in the context of subsequently published flood risk related planning policy and guidance. This is reflected in the flood risk maps published by MUA, with the relevant map in this instance indicating that the application site is outside of the high flood risk zone.
• 48. Highway arrangements; the Transport Statement submitted with the application, which includes a Stage 1 Road Safety Audit, demonstrates that the proposed development can be accessed in a safe and proper manner and without having an unacceptable impact upon the local highway network.
• 49. Drainage arrangements; the development will connect into the existing public foul sewer adjacent to Auldyn Walk, and surface water will be taken to the Auldyn River by way of an existing system. The application includes drainage layout plans and associated calculations.
• 50. Trees & ecology; the application site is part of a larger development site which was the subject of the residential/neighbourhood centre scheme approved under PA 03/01846/B. During the construction of the residential element of the scheme the application site was used as a temporary builder’s compound and accommodated site facilities, materials and equipment storage, and vehicle parking. Upon the completion of construction the site was cleared and left to grass over, and a number of trees were planted in a linear arrangement alongside parts of the site boundary. Other than these trees the site contains little in the way of vegetation. The trees have been assessed by an arboriculturist, who has confirmed that they are mostly Prunus and Sorbus species and that due to their age and size they are classed as category C under the British Standard BS5827:2012. The DEFA Forestry Officer has been consulted in respect of the trees, most of which are to be removed as part of the proposed development and replaced with new trees (as well as shrubs and hedging) within other parts of the site.

Summary and Conclusion

• 51. The application site, which is adjacent to Gardeners Lane on the western side of Ramsey, is within an area which is allocated for mixed Residential and

• Light Industrial uses in the extant Island Development Plan and planning approval has previously been granted to develop it with commercial uses as part of a mixed residential/neighbourhood centre scheme. Whilst the residential element of that scheme, known as Auldyn Walk, has been completed the neighbourhood centre element of the scheme has not been progressed.
• 52. The previously approved neighbourhood centre included a public house, a children’s nursery and two shop units. Feedback from potential operators has been regularly sought in the intervening period, and it has been consistently indicated that facilities such as the public house and the local shops require a greater residential customer base to make them commercially viable. The extent of the area in West Ramsey which likely to be to be developed with housing has been significantly reduced by evolving flood risk assessment, thus reducing the potential viability of commercially operated neighbourhood facilities. Changing social practices have further impacted upon the viability of public houses in locations such as this, and in any event the town centre pubs and facilities of Ramsey are only a relatively short distance away. A children’s nursery may not require such a large local residential base, but it would not have been feasible to develop that aspect of the neighbourhood centre in isolation.
• 53. The scheme now proposed includes a children’s nursery and a shop unit which is suitable for use as a neighbourhood convenience store, both of which have been designed following consultation with potential operators. The housing proposed in this application and in PA 20/01080/B (on land to the west) will have a positive impact upon the potential viability of the nursery and the shop. The proposals accord with the provisions of the Island Development Plan and therefore planning permission should not be withheld on that basis.

Appendix 1

Energy Impact Assessment/Statement

Energy Impact Assessment

Background The ‘Isle of Man Strategic Plan, 2016’ states:

Energy – Policy 5: ‘The Department will prepare a Planning Policy Statement on Energy Efficiency. Pending the preparation and adoption of that PPS the Department will require proposals for more than 5 dwellings or 100 square metres of other development to be accompanied by an Energy Impact Assessment. (1)

The above Policy Statement is further defined with the following:

• 12.2.10 ‘In addition to alternative sources of energy supply, the Strategic Objectives in Chapter 3 refer to the promotion of efficiency and economy in the use of resources and the reduction of energy consumption by more efficient use of energy through energy conservation, recycling and waste reduction. There are numerous ways of increasing energy efficiency and reducing energy consumption both in the design and construction of new development and its subsequent operation, management and maintenance. The Building Regulations set standards for energy efficiency in new buildings including walls, windows, roofs and heating appliances. But the design and layout of new developments can in themselves reduce energy consumption through for example Passive Solar Estate Layouts. (2) Added to this are the various solar panel, photovoltaic cell, solar energy and heat pump technologies. (1)
• 12.2.11 ‘Within the Strategic Objectives relating to resource and to energy efficiency, the Department wishes to promote a greater awareness and recognition, of the benefits both to the environment and the consumer of energy efficiency in its widest sense. To this end the Department intends to prepare a Planning Policy Statement on Energy Efficiency. In the meantime it will require a planning application for more than 5 dwellings or commercial development of more than 100 square metres to be accompanied by an Energy Impact Statement(3) to demonstrate what measures have been taken in the design of the development to reduce energy consumption and increase energy efficiency. (1)

• (1) Isle of Man Strategic Plan 2016
• (2) UK Department of the Environment General Information Report 27 – Passive Solar Estate Layout
• (3) Definition From Appendix 1 of Isle of Man Strategic Plan 2007 – ‘Energy Impact Statement: An assessment, prepared by the developer/applicant, of the impacts of the development in terms of energy consumption and proposals for reducing that consumption and improving the energy efficiency of the development.’

The attached document is a suggestion of a possible format for an Energy Impact Assessment as required by Energy Policy 5 of the Isle of Man Strategic Plan.

The headings for the Energy Impact Assessment have been drawn from the following documents:

Town and Country Planning Act 1999 – Isle of Man Strategic Plan 2016 UK Communities and Local Government documents: ‘Code for Sustainable Homes – A Step-change in sustainable home building practice’ . ‘Regulatory Impact Assessment Energy Performance of Buildings Directive Articles 7-10’ BRE BREEAM Ecohomes Standards and Sustainability Checklist (including Pre-Assessment Estimator) Sustainability Checklists – Woking Borough Council Energy Saving Trust – Passive Solar Estate Layout (specifically referred to in 12.2.10 of the Strategic Plan) Town & Country Planning Association (TCPA) ‘Planning for Sustainable Energy’

Dandara Homes – Energy Impact Assessment

SCHEME: Auldyn Neighbourhood Centre

Category	Target	Notes	Achievabl e (YES / NO)	If YES – how? If NO – why not?	Notes
Design / Specification Energy / CO2	Improve thermal efficiency of the walls, windows and roof by eg. more insulation or better glass	Does the design specification demonstrate an improvement over currently utilised specifications / exceed current Building Regulation requirements?	YES	Requirements exceeded where applicable.
	Reduce air permeability – improving the control of fresh air into the home	Specific attention paid to the prevention of uncontrolled ventilation. Passive Ventilation methods also considered.	YES	Have developed a set of ‘Robust Details’ with particular attention paid to air leakage (as well as thermal insulation).
	≤1.3 Heat Loss Parameter (HLP)	Fabric of the home designed to reduce thermal bridging.	YES	The properties are designed to reduce thermal bridging.
	Reduce Energy Consumption in respect of Space Heating	 High efficiency condensing boilers – SEDBUK rating A<br> Alternative (oil/LPG boilers)– SEDBUK rating A<br> Alternative methods of heating eg. Biomass, CHP, Heat Pump<br> Passive Solar design<br> Communal heating<br>	YES NO<br><br>NO<br><br>NO<br><br>NO	Fitted as standard Not applicable to this scheme Not applicable to this scheme Properties have been orientated to make maximum use of solar gain Not applicable to this scheme

Category	Target	Notes	Achievable (YES / NO)	If YES – how? If NO – why not?	Notes
Design / Specification Energy / CO²	Improve thermal efficiency of the walls, windows and roof by eg. more insulation or better glass	Does the design specification demonstrate an improvement over currently utilised specifications / exceed current Building Regulation requirements?	YES	Requirements exceeded where applicable.
	Reduce air permeability – improving the control of fresh air into the home	Specific attention paid to the prevention of uncontrolled ventilation. Passive Ventilation methods also considered.	YES	Have developed a set of ‘Robust Details’ with particular attention paid to air leakage (as well as thermal insulation).
	≤1.3 Heat Loss Parameter (HLP)	Fabric of the home designed to reduce thermal bridging.	YES	The properties are designed to reduce thermal bridging.
	Reduce Energy Consumption in respect of Space Heating	• High efficiency condensing boilers – SEDBUK rating A • Alternative (oil/LPG boilers)– SEDBUK rating A • Alternative methods of heating eg. Biomass, CHP, Heat Pump • Passive Solar design • Communal heating	YES NO NO NO NO	Fitted as standard Not applicable to this scheme Not applicable to this scheme Properties have been orientated to make maximum use of solar gain Not applicable to this scheme

	Reduce Energy Consumption in respect of water heating	Inclusion of solar thermal water heating OR Properties to be left ‘solar enabled’ for retro-fit.	NO	Not applicable to this scheme.	Propose to make available as a ‘purchaser’s extra’
	Improved energy efficiency of lighting (internal)	≥75% energy efficient fixed fittings OR state %.	YES	Energy efficient light fittings provided throughout.
	Improved energy efficiency of lighting (external)	External lighting provided by dedicated energy efficient fittings & daylight cut-off devices.	NO	No external lighting provided.
	Improved energy efficiency of lighting (security)	All burglar security lighting is Max. 150w & fitted with movement detecting & daylight shut-off devices.	NO	No security lighting provided.
	Energy Efficient fixed fittings	 ≥40% 0f fixed fittings – fridges and freezers have an A+ rating.<br> Washing machines and dishwashers have an A rating.<br> Washer driers & tumble driers have a B rating.<br>	YES<br><br>NO<br><br>YES	Where included in 4-bed dwellings<br><br>Not provided, washer/driers only provided in first floor flats.
	Energy Efficient fittings (retro purchased)	Information provided to the purchaser on the benefits of purchasing energy efficient white goods where not supplied with the new home.	YES	Information is provided within the ‘handover pack’.
	Reduce CO2 Emissions	Provide safe, weather-proof & secure cycle storage for eg. 50% of the properties.	NO	Not applicable to this scheme

	Reduce Energy Consumption in respect of water heating	Inclusion of solar thermal water heating OR Properties to be left ‘solar enabled’ for retro-fit.	NO	Not applicable to this scheme.	Propose to make available as a ‘purchaser’s extra’
	Improved energy efficiency of lighting (internal)	≥75% energy efficient fixed fittings OR state %.	YES	Energy efficient light fittings provided throughout.
	Improved energy efficiency of lighting (external)	External lighting provided by dedicated energy efficient fittings & daylight cut-off devices.	NO	No external lighting provided.
	Improved energy efficiency of lighting (security)	All burglar security lighting is Max. 150w & fitted with movement detecting & daylight shut-off devices.	NO	No security lighting provided.
	Energy Efficient fixed fittings	• ≥40% Of fixed fittings – fridges and freezers have an A+ rating. • Washing machines and dishwashers have an A rating. • Washer driers & tumble driers have a B rating.	YES NO YES	Where included in 4-bed dwellings Not provided, washer/driers only provided in first floor flats.
	Energy Efficient fittings (retro purchased)	Information provided to the purchaser on the benefits of purchasing energy efficient white goods where not supplied with the new home.	YES	Information is provided within the ‘handover pack’.
	Reduce CO2 Emissions	Provide safe, weather-proof & secure cycle storage for eg. 50% of the properties.	NO	Not applicable to this scheme

	Reduce CO2 Emissions	Provide a room or space in a quiet room, that can easily be set up as a home office.	NO	Not applicable to this scheme
	Reduce Energy Consumption	(10%) of total energy demand is supplied from local renewable or low carbon energy sources eg. solar pv, wind turbines.	NO	Not applicable to this scheme
	Reduce energy consumption	Provide FOC or for purchase or provide information – Smart Meters (visible display of energy consumption)	YES	Information provided within the ‘handover pack’.
Design / Specification Water	Reduce water consumption target 120l/p/d (litres per day OR LESS (state if aiming to achieve lower)	6/4 dual flush toilet	YES	Fitted as standard
	Reduce water consumption target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower)	6-9 litres per minute shower (note – average electric shower is approximately 6/7 litres per minute).	YES	Fitted as standard.
	Reduce water consumption target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower)	18ltr max. volume dishwasher.	YES	Lower (where included in 4bed dwellings)

	Reduce CO2 Emissions	Provide a room or space in a quiet room, that can easily be set up as a home office.	NO	Not applicable to this scheme
	Reduce Energy Consumption	(10%) of total energy demand is supplied from local renewable or low carbon energy sources eg. solar pv, wind turbines.	NO	Not applicable to this scheme
	Reduce energy consumption	Provide FOC or for purchase or provide information – Smart Meters (visible display of energy consumption)	YES	Information provided within the ‘handover pack’.
Design / Specification Water	Reduce water consumption - target 120l/p/d (litres per day OR LESS (state if aiming to achieve lower)	6/4 dual flush toilet	YES	Fitted as standard
	Reduce water consumption - target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower)	6-9 litres per minute shower (note – average electric shower is approximately 6/7 litres per minute).	YES	Fitted as standard.
	Reduce water consumption - target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower)	18ltr max. volume dishwasher.	YES	Lower (where included in 4-bed dwellings)

	Reduce water consumption target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower)	60ltr max. volume washing machine.	NO	Not provided.
	Reduce water consumption target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower)	Provide a system to collect rain water for use in external irrigation / watering (eg. water butts).	NO	Not applicable to this scheme
	Reduce water consumption target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower)	Grey Water Technology (collection and use of bath water etc. for toilet flushing).	NO	Not applicable to this scheme
Construction	Materials	 Building materials sourced locally where feasible.<br> Materials from recycled sources.<br> Timber from sustainable sources.<br> Insulation materials have zero ozone depletion rate.<br>	YES<br><br>YES YES YES	All materials are sourced locally where appropriate. Materials are from recycled sources where appropriate. Timber is from sustainable sources where appropriate. Used as standard.
	Labour	 From local labour pool where feasible.<br> ‘Shared’ transport to site.<br>	YES<br><br>YES	Local labour is used where possible.<br><br>Minibus is laid on for workers
	Modern Methods of Construction (MMC)	Off-site construction.	NO	Not appropriate for this scheme.

	Reduce water consumption - target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower)	60ltr max. volume washing machine.	NO	Not provided.
	Reduce water consumption - target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower)	Provide a system to collect rain water for use in external irrigation / watering (eg. water butts).	NO	Not applicable to this scheme
	Reduce water consumption - target 120l/p/d (litres per day) OR LESS (state if aiming to achieve lower)	Grey Water Technology (collection and use of bath water etc. for toilet flushing).	NO	Not applicable to this scheme
Construction	Materials	• Building materials sourced locally where feasible. • Materials from recycled sources. • Timber from sustainable sources. • Insulation materials have zero ozone depletion rate.	YES YES YES YES	All materials are sourced locally where appropriate. Materials are from recycled sources where appropriate. Timber is from sustainable sources where appropriate. Used as standard.
	Labour	• From local labour pool where feasible. • ‘Shared’ transport to site.	YES YES	Local labour is used where possible. Minibus is laid on for workers
	Modern Methods of Construction (MMC)	Off-site construction.	NO	Not appropriate for this scheme.

	Waste	Site Waste Management to reduce / reuse / recycle waste.	YES	Standard practice on construction sites.
Occupation	Waste	Provide recycling and storage facilities within/outside the property (multi-bin system) and/or provide an area (with bins) for recycling in line with the Government strategy (subject to inclusion of collection from the designated area by the local council/Government system).	NO	Not appropriate as no collection scheme is in place for recyclable waste.
	Waste	Provide composting facilities – for each property or communally.	NO	Not applicable to this scheme.
	Reduce energy & water consumption	Provide simple user guide, (non technical) for the occupier on the operation and environmental performance of their home, including tips on how to reduce energy & water consumption.	YES	Information provided in the ‘handover pack’.
	Reduce CO2 Emissions	Provide information for the occupier in respect of local alternative means of transport, cycle routes and local amenities (doctor, schools, shops etc.)	YES	Information provided in the ‘handover pack’.
	Reduce Carbon Footprint	Inclusion of planting schemes.	YES	As per the landscaping plan

	Waste	Site Waste Management to reduce / reuse / recycle waste.	YES	Standard practice on construction sites.
Occupation	Waste	Provide recycling and storage facilities within/outside the property (multi-bin system) and/or provide an area (with bins) for recycling in line with the Government strategy (subject to inclusion of collection from the designated area by the local council/Government system).	NO	Not appropriate as no collection scheme is in place for recyclable waste.
	Waste	Provide composting facilities – for each property or communally.	NO	Not applicable to this scheme.
	Reduce energy & water consumption	Provide simple user guide, (non technical) for the occupier on the operation and environmental performance of their home, including tips on how to reduce energy & water consumption.	YES	Information provided in the ‘handover pack’.
	Reduce CO2 Emissions	Provide information for the occupier in respect of local alternative means of transport, cycle routes and local amenities (doctor, schools, shops etc.)	YES	Information provided in the ‘handover pack’.
	Reduce Carbon Footprint	Inclusion of planting schemes.	YES	As per the landscaping plan