15 February 2011 · Planning Committee
St Olaves, Bowring Road, Ramsey, Isle Of Man, IM8 3es
The proposal sought approval in principle to erect a single dwelling on an overgrown, unused portion of the rear garden/curtilage of St Olaves House in a predominantly residential area of Ramsey.
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The officer's final assessment concluded the proposal could not be approved without evidence that the site could accommodate necessary drainage services, specifically a percolation test for the propos…
General Policy 2
Requires development in line with zoning provided it respects site/surroundings, amenities, highway safety, and 'can be provided with all necessary services' (j). Officer found most tests met (amenity, highways, trees via conditions) but failed on (j) due to no percolation test proving soakaway viability despite no surface water sewers.
Strategic Policy 1
Encourages optimising previously developed/under-used land within settlements with efficient site use. Site as overgrown residential curtilage in town zoned residential complied.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development to existing towns/villages. Site within Ramsey residential zone acceptable in principle.
Housing Policy 4
New housing primarily in towns/villages where zoned. Site within residential zoning in Ramsey complied, unlike countryside exceptions.
Environment Policy 42
Prohibits inappropriate backland development removing green spaces contributing to character. Site overgrown/unused, not 'attractive breathing space' between dwellings (adjacent woodland), so not strictly backland; officer questioned applicability.
Policy R/R/P3
Presumption against developing 'breathing spaces' with trees/green space in residential zones. Overgrown site between house and woodland not clearly between established dwellings; balanced against Strategic Plan favouring infill in zoned areas.
Do not oppose subject to driveway widened to 4.1m for first 6m from junction and off-street parking per IOM Strategic Plan
No concerns; minimal pruning only, retain trees for privacy, comply with BS 5837 at reserved matters
No comment on merits; contact for supply and note underground cables/overhead lines
