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specific issues being covered by conditions. Accordingly, I have to conclude that the drainage issues are acceptable. ### Phasing The development proposed within the planning application accords with the phasing requirements set out within the framework document. Apart from the development of area 4, which is the subject of concurrent planning application 03/01846/B, there will be no further development within the West Ramsey area until the distributor road is constructed and fully linked into the existing Poylldooey Road. As previously mentioned, phasing of the development of area 3 is considered appropriate. ### Conclusions On balance, and after much consideration, I have concluded that that the development proposed by the planning application meets the requirements of the framework document. This conclusion has been made on the basis that a number of issues need to be controlled through legal agreement. Effectively I am recommending approval subject to a Grampian style condition that no development may commence until such time that certain issues have been satisfied and a legal agreement has been concluded between the applicant/developer and the Department. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 03.02.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to drawing no.s 2290.001, 2290.100.F South, 2290.102.C, 2290.103.B, SH/FT2 & FT3/05, SH/FT2 & FT3/06, SH/F3(T)/01 rev. C, SH/F3(T)/02, SH/F3(T)/20 rev. A, SH/GA(6)/01 rev. A, SH/GA(6)/02 rev. A, SH/GB&H/01 rev. A, SH/GB&H/02 rev. A, SH/GB&H/03 rev. A, SH/H(Terrace)/01 rev. A, SH/H&M(Terrace)/03, SH/H&M(Terrace)/04, SH/H(T)/20 and SH/H(T)/30 rev. A date stamped the 9th February 2005 and drawing no. 2290.101.G North date stamped the 15th November 2005.
No development shall commence until a legal agreement, in accordance with Section 13 of the Town and Country Planning Act 1999, has been concluded between the applicant/developer and the Department of Local Government and the Environment. This agreement must relate to:
a) the provision of affordable housing units, in accordance with the Department’s House Purchase Assistance Scheme 2004, within the development; and
b) the arrangements for the future maintenance of all flood protection measures, as per condition no.s 4 and 5 of this approval.
No development shall commence until full details of the design and construction of the flood protection measures have been submitted to and agreed by the Planning Authority.
No dwelling shall be occupied until the flood protection measures have been constructed to the satisfaction in full and in accordance with the details approved in response to condition no. 4 of this approval.
No development shall commence within area 3 until a scheme detailing the phasing of that area has been submitted to and agreed by the Planning Authority. Such scheme must include:
a) the sub-division of the area into a minimum of five phases; b) a schedule of the order of construction of the phases; c) provision for each phase to be completed prior to the commencement of the construction of the next phase; d) a total maximum time for completion of the whole area, after which time permission will expire; and e) provision for the any unbuilt land within the area being graded, seeded and turned over to green open space.
No development shall commence within area 3 until a design brief for the area has been submitted to and agreed by the Planning Authority. Such design brief must define:
a) a portfolio detailing a maximum variety of ten different types/designs of dwelling that can be built on any one plot within area 3; b) a palette of brick, render and roof types and colours; c) a requirement that dwellings are no greater in height than two storeys, not including the use of roof space as a habitable storey; d) a requirement that any two storey dwellings do not include the provision of dormer windows; e) a requirement that dwellings are designed with roof pitches no greater than 30 degrees; f) a requirement for a minimum distance of ten metres from the rear elevation of any one dwelling to the rear boundary of its plot curtilage; g) a requirement for a minimum distance of four metres from the front elevation of any one dwelling to the front boundary of its plot curtilage; and h) a car parking requirement for the provision of a minimum of two car parking spaces within the curtilage of each dwelling.
No development shall commence until details of the colour and material finishes to be used in the construction of the external elevations of the development have been submitted to and agreed by the Planning Authority.
No development shall commence until full details of both hard and soft landscape works have been submitted to and agreed by the Planning Authority and these works shall be carried out as approved. All planting, seeding or turfing comprised in the approved landscape works must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, become seriously damaged or become diseased must be replaced in the next planting season with others of a similar size and species.
No dwelling shall be occupied until the distributor road has been constructed, to the satisfaction of the Planning Authority, to the full extent of the application site, as shown in drawing no. 2290.100.F. South date stamped the 9th February 2005 and drawing no. 2290.101.G. North date stamped the 15th November 2005.
C 11. No dwelling shall be occupied until the roads within area 2 and the footpaths in area 2 have been completed to the satisfaction of the Planning Authority.
C 12. There must be no discharge of surface water to the main foul sewerage system.
C 13. The Manx Museum and National Trust must be informed of the date of the commencement of development and be given access at all reasonable times and reasonable opportunity to inspect the site, observe all excavations and investigate any archaeological features that may be exposed.
N 1. The applicant/developer is advised to discuss the provisions of the legal agreement, as required under condition no. 3, with the Planning Authority, the Drainage Authority and Ramsey Town Commissioners.
N 2. The applicant/developer is advised to discuss the details of the design and construction of the flood protection measures, as required by condition no. 4 of this approval, with Ramsey Town Commissioners and the Department of Transport Drainage Division prior to its formal submission to the Planning Authority.
N 3. The applicant/developer is advised to contact the Isle of Man Fire and Rescue Service to discuss the provision of fire hydrants and to ensure that adequate fire precautions are taken.
N 4. The applicant/developer is advised to contact the Isle of Man Water Authority to discuss service provision to the development.
N 5. The applicant/developer is advised that the site is believed to contain Japanese Knotweed. It is recommended that the Department of Agriculture, Fisheries and Forestry are contacted prior to the commencement of development to ensure that appropriate measures are undertaken with regard to the correct removal of the plant from the application site.
Decision Made : ... Committee Meeting Date : ...
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