11 September 2023 · Delegated - Principal Planner (Chris Balmer)
Plot 6, The Greens, Fairfield Avenue, Ramsey, Isle Of Man, IM8 2ls
The proposal involves building a new two-storey detached dwelling (19.3m long, 9.4m wide, 8.5m ridge height) with hip roof, porch, bay windows, chimney stack, painted render and brick finishes, anthracite grey windows/doors, and internal layout including five bedrooms.
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The officer assessed the principle of development as acceptable as the site is zoned Predominantly Residential under Ramsey Local Plan (Area H Fairfield brief for max 7 dwellings, this being the 7th p…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design/landscaping, not harm landscape/townscape/amenity/ecology/highways. Officer found proposal compliant as scale fits plot, design integrates with locality, separation distances protect amenity/ecology, parking/access adequate.
Strategic Policy 1
Ensures efficient site use, location utilising infrastructure. Site within settlement near public transport (A3) promotes this for housing.
Strategic Policy 2 - Priority for new development to identified towns and villages
Design to positively contribute to environment. Proposal's Arts and Crafts style with local materials enhances town character.
Housing Policy 4
New housing in towns/villages or plan-identified extensions. Site in Ramsey settlement with historic plot approval fits this over countryside exceptions.
Housing Policy 6
Residential zoned land per area plan brief. Complies with Fairfield brief (max 7 dwellings) as 7th plot.
Environment Policy 42 - character and need to adhere to local distinctiveness
New development to account for local building/landscape character. Design reflects prevailing patterns with varied house styles.
Transport Policy 1
Locate near public transport. Site near A3 Lezayre Road corridor.
Transport Policy 7
Parking per standards (2 spaces/unit, 1 in curtilage). Provides 4 spaces, 2 in garage.
Environment Policy 4
Protect ecology/habitats. Separation distances and conditions mitigate impacts on boundary features/protected species.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Protect important habitats. Managed boundary vegetation; conditions for grassland loss compensation via bat/bird boxes.
Ramsey Local Plan Policy R/R/P2: Specific Area Development Briefs (Ormly Hall)
Area H Fairfield: max 7 dwellings, retain streamside/hedgerow trees. This is 7th plot; no tree removal.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Ecological Mitigation Plan
No development shall commence until an Ecological Mitigation Plan has been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. The Ecological Mitigation Plan shall contain the following details: Precautionary working methods to ensure that common frogs are not harmed during construction. Measures to be put in place to protect boundary features from damage and to ensure that the large pond to the west of the site is not impacted by runoff and sedimentation during construction. Low level lighting plans for the site which adhere to best practise, as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 08/23 – Bats and Artificial Lighting (2023). Reason: To provide adequate safeguards for the ecological species existing in the locality.
Detailed Landscaping Plan
Notwithstanding the details that have been submitted, the development hereby approved shall not commence until a detailed landscaping Plan has first been submitted to the Department in writing to be agreed. The Detailed Landscape Plan shall include a detailed landscaping layout, details of planting (no non-native species), hard surfacing materials, site levels, and details of the landscape features (hedges and trees) marked to be retained on site. Soft landscaping works shall include: planting plans (at a scale not less than 1:100), written specification of planting and cultivation works to be undertaken and schedules of plants, noting species, plant sizes and proposed numbers / densities. No Wildlife Act 1990 Schedule 8 non-native invasive plant species are to be planted on site. The development shall be carried out in accordance with the approved scheme and shall be retained as such thereafter unless changes to the landscaping have been submitted to and approved in writing by the Department. Any additional removal must be compensated for by replacement planting in accordance with details which have first been approved in writing by the Department. Reason: To ensure that the development achieves a high standard of design, layout and amenity and makes provision for hard and soft landscaping which contributes to the creation of a high quality, accessible, safe and attractive environment.
Bat and bird bricks/boxes
Within three months of the development commencing, plans shall be submitted to Planning for written approval containing details of bat and bird bricks/boxes on the new development. The development shall not be carried out unless in accordance with the approved details, and shall thereafter be permanently retained as such. Reason: To provide adequate safeguards for the ecological species existing in the locality.
Access, parking and turning
The development hereby approved shall not be brought into use unless the access, and all parking and turning areas have been provided in accordance with the details shown on the approved plans (Drawing No: 1064.02). Once provided, all access, parking and turning areas shall thereafter be permanently retained as such. Reason: To ensure the provision of a means of access, parking and turning space to an adequate standard in the interests of road safety.
No significant negative impact upon highway safety, network functionality and/or parking. Advise electric vehicle charging point.
No objection
DEFA Biodiversity requests conditional approval with an ecological mitigation plan due to protected species concerns; Highway Services, Manx National Heritage, Ramsey Town Commissioners, and DOI Highway Drainage raise no objections with advisory notes.
Key concern: potential impacts on protected species (common frogs bats nesting birds) and grassland habitat loss requiring ecological mitigation plan
DEFA Biodiversity
Conditional No Objectionwe retract our request for a Preliminary ecological appraisal. However we still consider that mitigation is required; if this application is approved the Ecosystem Policy Team request that condition is secured for no works to commence unless an ecological mitigation plan is provided; The presence or absence of protected species and the extent to which they could be affected by the proposed development should be established before planning permission is granted
Conditions requested: no works to commence including site clearance unless an ecological mitigation plan is provided to Planning and approved in writing; Precautionary working methods to ensure that common frogs are not harmed during construction; Measures to be put in place to protect boundary features from damage and to ensure that the large pond to the west of the site is not impacted by runoff and sedimentation during construction; If outside lighting is required either permanent or during construction then low level lighting plans for the site which adhere to best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 08/23 - Bats and Artificial Lighting (2023); plans showing types and locations of bat and bird bricks to be erected in the new dwelling
Highway Services HDC
No ObjectionAfter reviewing this Application Highway Services HDC finds it to have no significant negative impact upon highway safety network functionality and /or parking; The Applicant is advised to install an electric vehicle charging point to aid net zero objectives
Manx National Heritage
Conditional No ObjectionWe therefor request that a preliminary Ecological Survey is carried out before this application can be determined; To proceed with this application without an ecological survey could be an infringement of The Strategic Plan Environmental Policy 3
Conditions requested: preliminary Ecological Survey is carried out before this application can be determined; full bat survey if preliminary survey indicates need
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal
DOI Highway Drainage
No ObjectionPlease be aware off and comply with the above clauses; Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads
