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River. The Highway Authority has advised that such a crossing is not required to enable the development of the West Ramsey area. Therefore, it is not a requirement of the Development Framework for a second crossing of the Sulby River to be constructed in association with the overall development of the West Ramsey area.
13.2 As indicated on the key diagram a new distributor road linking the Poylldooey Road to Gardeners Lane should be constructed. The route of the distributor road on the key diagram is for illustrative purposes only and the exact route will be determined by a number of factors, including flood protection, drainage and access. There should not be direct individual accesses onto this distributor road and it should be designed to restrict vehicle speeds in what will become a predominantly residential area.
13.3 Gardeners Lane should be suitably improved between the former railway line and the junction with the new distributor road. The existing roadside trees should, where possible, be retained and incorporated into a central reservation. North of the new distributor road the attractive rural character of Gardeners Lane should be retained.
13.4 A new access road should be constructed from the new distributor road to the Lezayre Estate. This access road should be to the east of the former Mannin Circuit as shown on the key diagram linking into the distributor road, the existing Poylldooey Road and the redevelopment of the Lezayre Estate. Provision of a new link between the Poylldooey/Ballachrink land (notated “1” on the key diagram of this document) and the existing Gladstone Park area (notated “9” on the key diagram of this document) should be also considered. The design of the distributor road and any associated access road should be discussed with the Department of Transport prior to its submission as part of any planning application.
13.5 The former railway line is informally used as a public footpath between Station Road and Gardeners Lane but is blocked further west where it adjoins the power station. When possible the full length of the railway line from Station Road to the western edge of the West Ramsey area, and potentially beyond into Lezayre, should be formally established as a public footpath and cycleway. The development of the West Ramsey area should incorporate appropriate links to this footpath and to the existing Poylldooey Nature Trails
14.1 Car parking within developments in the West Ramsey area should be provided in accordance with the current standards set out within the Isle of Man Planning Scheme (Development Plan) Order 1982 unless superseded by standards within The Isle of Man Strategic Plan upon its adoption.
15.1 Parts of the West Ramsey area have been previously affected by a combination of river and tidal flooding. Following flooding in Sulby, the Department of Transport commissioned and received a report on the Sulby River from Bullen Consultants –
Strategic Study of the Sulby River, November 2002. Although not specifically related to the West Ramsey area the conclusions of the report have been, where appropriate, incorporated into the Development Framework.
15.2 The impact of tide levels extends approximately 4 kilometres upstream from Ramsey. The report indicates that, for a 1 in 200 year tidal event, the tide at Poylldooey will rise to 5.75 metres above local datum and that this level should account for the estimated rise in sea levels over the next 50 years. Accordingly, new residential development on the West Ramsey area should be built in a way that protects it from flooding at a level of 5.75 metres. It is recognised that this can be done in a number of different ways. Any planning application will be required to demonstrate how flood protection will be provided and this will need to be the subject of detailed discussion and agreement with the Department, the Department of Transport’s Drainage Division and Ramsey Town Commissioners.
15.3 Other new development including the new distributor road should also be protected from tidal flooding. Here again any planning application will be required to demonstrate how flood protection will be provided. Similarly, this will need to be the subject of detailed discussion and agreement with the Department, the Department of Transport’s Drainage Division and Ramsey Town Commissioners.
15.4 All flood protection measures will need to take account of the potential impact of surface water run-off and drainage (see section 16 of this document).
16.1 An overall surface water layout plan will be required as part of any planning application for the West Ramsey area in order to minimise the potential number of attenuation ponds, tanks, outfalls to the Sulby River and other measures required. Such details should be discussed and agreed with the Department of Transport’s Drainage Division prior to the submission of any planning application.
16.2 Foul sewage and surface water run-off arising from development within the West Ramsey area should be collected and disposed of via separate systems. Foul sewage should be drained by gravity to the pumping station next to the Sulby River on Poylldooey Road. Where it is not practical it may be pumped to a point where it can be drained by gravity to the pumping station on Poylldooey Road or elsewhere, subject to the agreement of the Department of Transport’s Drainage Division. Foul sewers should be of sufficient capacity to carry the load that might reasonably be anticipated once the West Ramsey area, and potentially the land further west in Lezayre, has been developed. In order to ensure appropriate maintenance all sewers should be land under highways or publicly accessible land.
16.3 Surface water run-off from roofs and paved areas will inevitably drain to the Sulby River. There may be a requirement to introduce attenuation tanks or ponds in order to slow down the rate of run-off to reduce the likelihood of river flooding during periods of heavy rainfall and to store surface water during periods when tidal conditions prevent discharge
of flows to the Sulby River. Advice on this issue should be sought on a site-specific basis from the Department of Transport’s Drainage Division. The location and design and of any new outfalls to the Sulby River must be undertaken having regard to the ecological interest and amenity value of the river banks and also be agreed with the Department of Transport’s Drainage Division and where appropriate the Department of Agriculture, Fisheries and Forestry’s Freshwater Fisheries section.
17.1 For reasons of good land use and satisfactory infrastructure provision it is sensible to control the order in which large areas are developed. Accordingly, it is considered that the development of the West Ramsey area should proceed as follows.
17.1.1 Any planning applications to develop within the West Ramsey area must include details of flood protection, foul and surface water drainage, and access.
17.1.2 The development of areas 2, 3 & 4, as shown on the key diagram, must include highway and infrastructure to support the level of development proposed and make provision to ensure that the distributor road links into the development of area 1, as shown on the key diagram, and the remaining land to the west of the Auldyn River, as notated as 5, 6 & 7 on the key diagram.
17.1.3 The development of area 1, as shown in the key diagram, must include highway and infrastructure to support the level of development proposed and make provision to ensure that the distributor road links into the exiting extent of Poylldooey Road, a new access into the Lezayre Road and the development of areas 2 & 3, as shown in the key diagram.
17.1.4 No development may commence on the land west of Auldyn River, as notated 5, 6 & 7 on the key diagram, before the development of areas 1, 2, 3 & 4 are substantially complete. Furthermore, the development of the land west of the town boundary within the Parish of Lezayre, as notated 7 on the key diagram, may only commence once the development of areas 5 & 6 is substantially complete.
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