Pre-Planning Advice given in respect of PA 20/01080/B

Summary

The applicant requested all pre-application advice and meeting details regarding a proposed 200-house development in Milntown, Ramsey, involving Dandara and government officers. The Department of Environment, Food and Agriculture disclosed all requested information, including emails and planning advice, confirming the outcome as 'All information sent'.

Key Facts

• The request concerned pre-application advice for planning application PA 20/01080/B.
• The proposed development involves approximately 200 houses on land in Milntown, Ramsey.
• Dandara Group was the applicant seeking advice from planning officers Chris Balmer and Steve Butler.
• Initial planning comments noted the proposal did not comply with the West Ramsey Development Plan stages.
• The authority determined that a Full Environmental Impact Assessment was likely not required based on existing designations.

Data Disclosed

• 200 houses
• 2004 West Ramsey Development Framework
• 1982 IOM Development Plan
• 1998 Ramsey Local Plan
• paragraph 17.4.1
• 05 February 2020
• 19 January 2020
• 23 March 2020
• 81 pages
• 2 documents

Original Request

The applicant has stated that they received pre-application advice from Chris Balmer and Steve Butler. Please release all pre-application advice (i.e. emails, letters) given by Chris Balmer, Steve Butler, or any other planning officers, to any employee or member of Dandara. Please release details of all meetings (i.e. agenda, notes taken) that may have been held between the applicant and Government officers in respect of this application. There is precedent for the release of pre-application advice under FoI in the Isle of Man (e.g. see FoI 544633). If the applicant has declared that you must not release this information under a confidentiality agreement, please release the text of this agreement as agreed prior to when the advice was given.

Data Tables (18)

Full Response Text

1 (DEFA) From: Sent: 05 February 2020 05:57 To: Cc: Subject: FW: Proposed development of approximately 200 houses on land in Milntown, Ramsey - Request for a pre-application consultation. Attachments: Overall Works.pdf Hi

I have been in recent discussions with dandara in regard to this site.

My previous email related to correspondence prior to (and some after) the meeting that I had with them yesterday.

You will note that the site access has changed from that illustrated in the 2004 West Ramsey Development Framework. Apparently there have been problems with land acquisition. If land assembly were not a problem this would not be my first choice for a site access.

We have provisionally agreed improvements to footways and access to bus services. Dandara will be conducting speed and traffic volume surveys by the currently proposed site access.

Dandara have stated that they will be (and have been) consulting with Planning.

Regards

From:

Sent: 19 January 2020 20:18 To:

Subject: Proposed development of approximately 200 houses on land in Milntown, Ramsey - Request for a pre- application consultation.

Caution: This email is from an external sender. Please take care before opening any attachments or following any links.
Dear ,
we are currently working up a scheme for approximately 200 houses on land in Milntown, Ramsey (refer to attached plan).

I’d like to arrange a meeting with you to discuss our proposals. Do you have a window in your diaries week commencing 3rd February?

I look forward to hearing from you.

Kind regards,

2

Direct: 01624 693320 • HQ: 01624 693300 • • Web: www.dandara.com Dandara Group Head Office, Isle Of Man Business Park, Cooil Road, Braddan, Isle Of Man, IM2 2SA

DISCLAIMER:The information contained in this email is intended for the named recipient only. It may contain privileged and/or confidential information and if you are not an intended recipient you must not copy, distribute or take any action in reliance on it. If you have received this message in error please notify us immediately by email to admin@dandara.com. Recipients must understand that conclusions, opinions and other information contained in the above email not relating to the official scope of business of Dandara Group Holdings Limited or associated companies shall be deemed not to have been given or endorsed by Dandara Group Holdings Limited or associated companies.
1 (DEFA) From: Sent: 23 March 2020 11:59 To: (DEFA) Subject: Lower Milntown, Lezayre pre app Attachments: west_ramsey_development_framework_march_2004.pdf; ramsey_local_plan_1998 _map_2.pdf Importance: High Hi ,

Can you take a look below and see what you think?

Thanks

Hi

has passed the plans/doc which you left with him following your meeting. I would make the following initial comments:

1. The West Ramsey Development Plan outlines what stages of development should and shouldn’t take place. This proposal would not comply with this. You will need to explain the reasons why, especially as paragraph 17.4.1 of the West Ramsey Development Plan is quiet clear on when the area should be developed;

2. I would recommend (you likely will do anyway) go through all the relevant chapters of the West Ramsey Development Plan and give comments to why you believe the application meets the aims and where it doesn’t, explain why you believe there are still argument in favour of the development;

3. The area where the new dwellings would be sited is designated for development under the 1982 IOM Development Plan (within the parish of Lezayre), whereas the land to the north of these sites (now proposed for Open Space) is designated for residential Development under the Ramsey Local Plan (within Ramsey boundary), accordingly, I do not believe a Full Environmental Impact Assessment is required;

4. I have initial concern of the potential visual impact of the development when viewed from the Lezayre Road to south and west. Currently, the character of the area is of open fields. The existing Gardeners Lane dwellings, MER station/builders yard etc and Auldyn Meadow developments are well screened from such views, given the mature landscaping/trees. These given a clear visual barrier between Ramsey and the countryside. I believe it is vital any new development respects this and ensure this character is replicated, certainly in the medium to longer terms. Possible ways would be to have single storey properties to large sections, especially to the western parts and lower densities. Further substantial landscaping in short, medium and longer terms should be provided (full details landscaping plan should be included in any submission, which could include phase landscaping). I would also refer to par 5.6 of the West Ramsey Development Plan which comments on this matter; 2

5. While I note some use of timer boarding is proposed, the larger sections of painted render would likely draw the eye and make the dwelling stand out more, again raising concerns as outlined in point 4. I note you have done a development in the UK (Windroos) which appears to use darker materials (timber, brick, stone etc). This may be worth considering, including the actual style/architecture. I would also strongly recommend a new design approach is taken on this site and not just replicating what has occurred on Auldyn Meadow. I believe this site offers a very good opportunity to do something different to what was done at Auldyn Meadow, especially been in a much more prominent location at the entrance/exit of Ramsey and to be honest I believe we should seek a higher level and different design than what was undertaken on Auldyn Meadow or anywhere else on the IOM as outline in the Residential Design Guide. I do not believe my concerns outlined in points 4 & 5 could be overcome by continuing the design/style approach found on Auldyn Meadow. This site should be completely different in terms of house designs;

6. Do you own all of the former railway line proposed to be a public footpath? If you do then the application also offers an opportunity to perhaps improve it?

7. I would discuss the new access with Highway Services and forestry (potential loss/impact to mature trees);

8. A Flood Risk Assessment would be required;

9. Photomontages should ideally be provided, especially taken form Lezayre Road and other public perspectives;

10. We will likely seek the pub/shops being provided as per the West Ramsey Development Plan. We have made some discretion so far (recent approvals at Auldyn Meadow) as we acknowledged that there wasn’t perhaps the number of people in the area for sufficient facilities. However, I believe we are at a stage where such facilities should be provided; and

11. Pinfold Cottage (south of site) has in the past gained approval to be reinstated as a dwelling. Any new dwelling/s near to this site should be designed to ensure no overlooking etc.

I hope the above is of help and we are happy to comment on any further plans etc.

Kind regards

ANY VIEWS EXPRESSED IN THIS EMAIL ARE THOSE OF THE OFFICER ONLY AND ARE WITHOUT PREJUDICE TO ANY FORMAL DECISION MADE UNDER THE PROVISIONS OF THE TOWN AND COUNTRY PLANNING ACT 1999 AND ANY RELEVANT SECONDARY LEGISLATION.
PLEASE BE AWARE THAT SHOULD THE CONTENT OF THIS EMAIL BE MATERIALLY RELEVANT TO A PLANNING APPLICATION, ITS CONTENT MAY BE PUBLISHED AS DETAIL RELEVANT TO THE FORMAL ASSESSMENT OF THE APPLICATION. PUBLICATION WILL INCLUDE AVAILABILITY VIA ONLINE SERVICES.

3

PLANNING & BUILDING CONTROL DIRECTORATE, DEPARTMENT OF ENVIRONMENT, FOOD & AGRICULTURE (DEFA), MURRAY HOUSE, MOUNT HAVELOCK, DOUGLAS, ISLE OF MAN, IM1 2SF

TEL: 44+ (0) 1624 – - FAX: 44+ (0) 1624 – 686443

EMAIL:

WEB: WWW.GOV.IM/CATEGORIES/PLANNING-AND-BUILDING-CONTROL

PLEASE DON'T PRINT THIS EMAIL UNLESS YOU REALLY NEED TO

1 (DEFA) From: (DEFA) Sent: 23 March 2020 14:45 To: Subject: RE: Lower Milntown, Lezayre pre app Hi,

I think this is really good.

Could point 6 be firmer – I don’t think the link is just a good idea, given Climate Change, Active Travel, Health etc. I think the development needs to either make this happen, or explain why it can’t happen (and “we don’t own the land” isn’t good enough) and at least make provision so that it can be made at a later date.

Cheers

From:

Sent: 23 March 2020 11:59 To: (DEFA)
Subject: Lower Milntown, Lezayre pre app Importance: High

Hi

Can you take a look below and see what you think?

Thanks

Hi

has passed the plans/doc which you left with him following your meeting. I would make the following initial comments:

1. The West Ramsey Development Plan outlines what stages of development should and shouldn’t take place. This proposal would not comply with this. You will need to explain the reasons why, especially as paragraph 17.4.1 of the West Ramsey Development Plan is quiet clear on when the area should be developed;

2. I would recommend (you likely will do anyway) go through all the relevant chapters of the West Ramsey Development Plan and give comments to why you believe the application meets the aims and where it doesn’t, explain why you believe there are still argument in favour of the development;

3. The area where the new dwellings would be sited is designated for development under the 1982 IOM Development Plan (within the parish of Lezayre), whereas the land to the north of these sites (now proposed for Open Space) is designated for residential Development under the Ramsey Local 2 Plan (within Ramsey boundary), accordingly, I do not believe a Full Environmental Impact Assessment is required;

4. I have initial concern of the potential visual impact of the development when viewed from the Lezayre Road to south and west. Currently, the character of the area is of open fields. The existing Gardeners Lane dwellings, MER station/builders yard etc and Auldyn Meadow developments are well screened from such views, given the mature landscaping/trees. These given a clear visual barrier between Ramsey and the countryside. I believe it is vital any new development respects this and ensure this character is replicated, certainly in the medium to longer terms. Possible ways would be to have single storey properties to large sections, especially to the western parts and lower densities. Further substantial landscaping in short, medium and longer terms should be provided (full details landscaping plan should be included in any submission, which could include phase landscaping). I would also refer to par 5.6 of the West Ramsey Development Plan which comments on this matter;

5. While I note some use of timer boarding is proposed, the larger sections of painted render would likely draw the eye and make the dwelling stand out more, again raising concerns as outlined in point 4. I note you have done a development in the UK (Windroos) which appears to use darker materials (timber, brick, stone etc). This may be worth considering, including the actual style/architecture. I would also strongly recommend a new design approach is taken on this site and not just replicating what has occurred on Auldyn Meadow. I believe this site offers a very good opportunity to do something different to what was done at Auldyn Meadow, especially been in a much more prominent location at the entrance/exit of Ramsey and to be honest I believe we should seek a higher level and different design than what was undertaken on Auldyn Meadow or anywhere else on the IOM as outline in the Residential Design Guide. I do not believe my concerns outlined in points 4 & 5 could be overcome by continuing the design/style approach found on Auldyn Meadow. This site should be completely different in terms of house designs;

6. Do you own all of the former railway line proposed to be a public footpath? If you do then the application also offers an opportunity to perhaps improve it?

7. I would discuss the new access with Highway Services and from forestry (potential loss/impact to mature trees);

8. A Flood Risk Assessment would be required;

9. Photomontages should ideally be provided, especially taken form Lezayre Road and other public perspectives;

10. We will likely seek the pub/shops being provided as per the West Ramsey Development Plan. We have made some discretion so far (recent approvals at Auldyn Meadow) as we acknowledged that there wasn’t perhaps the number of people in the area for sufficient facilities. However, I believe we are at a stage where such facilities should be provided; and

11. has in the past gained approval to be reinstated as a dwelling. Any new dwelling/s near to this site should be designed to ensure no overlooking etc.

I hope the above is of help and we are happy to comment on any further plans etc.

Kind regards

ANY VIEWS EXPRESSED IN THIS EMAIL ARE THOSE OF THE OFFICER ONLY AND ARE WITHOUT PREJUDICE TO ANY FORMAL DECISION MADE UNDER THE PROVISIONS OF THE TOWN AND COUNTRY PLANNING ACT 1999 AND ANY RELEVANT SECONDARY LEGISLATION.
1 (DEFA) From: Sent: 23 March 2020 15:14 To: DEFA, North Planning Enquiries Subject: FW: Lower Milntown, Lezayre pre app

From:

Sent: 23 March 2020 14:59 To:

Cc: (DEFA)
Subject: RE: Lower Milntown, Lezayre pre app

Hi

has passed the plans/doc which you left with him following your meeting. I would make the following initial comments:

1. The West Ramsey Development Plan outlines what stages of development should and shouldn’t take place. This proposal would not comply with this. You will need to explain the reasons why, especially as paragraph 17.4.1 of the West Ramsey Development Plan is quiet clear on when the area should be developed;

2. I would recommend (you likely will do anyway) go through all the relevant chapters of the West Ramsey Development Plan and give comments to why you believe the application meets the aims and where it doesn’t, explain why you believe there are still argument in favour of the development;

3. The area where the new dwellings would be sited is designated for development under the 1982 IOM Development Plan (within the parish of Lezayre), whereas the land to the north of these sites (now proposed for Open Space) is designated for residential Development under the Ramsey Local Plan (within Ramsey boundary), accordingly, I do not believe a Full Environmental Impact Assessment is required;

4. I have initial concern of the potential visual impact of the development when viewed from the Lezayre Road to south and west. Currently, the character of the area is of open fields. The existing Gardeners Lane dwellings, MER station/builders yard etc and Auldyn Meadow developments are well screened from such views, given the mature landscaping/trees.

[Response truncated — full text is 59,615 characters]