3 June 2020 · Delegated - Head of Development Management (Stephen Butler)
Beulah, Windsor Grove, Ramsey, Isle Of Man, IM8 3ed
The proposal involves demolishing the existing poor-condition two-storey detached dwelling at Beulah (formerly An Airidh), Windsor Grove, Ramsey, and replacing it with a larger footprint house inspired by Frank Lloyd Wright's Arts and Crafts style.
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The officer considered the principle of residential development acceptable as the site is in a 'Predominantly Residential Use' area under the Ramsey Local Plan and within Ramsey, a Service Centre requ…
Strategic Policy 1
Requires optimising previously developed land, efficient site use and utilising infrastructure. Officer assessed the site as previously developed residential curtilage in Ramsey Service Centre, making replacement dwelling acceptable for housing needs.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in existing towns/villages. Site in Ramsey (Service Centre) complies, supporting northern housing targets of 770 dwellings 2011-2026.
General Policy 2
Permits development respecting site/surroundings in siting, scale, design, landscaping; no adverse amenity/highway impacts; tree/habitat protection. Proposal tested on street scene fit, neighbour overlooking (mitigated), trees (protected), parking; found compliant despite larger scale due to design quality and mitigations.
Housing Policy 4
New housing in towns or exceptional countryside cases including rural dwelling replacement. Replacement in residential Ramsey complies as urban infill.
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.
No future extensions
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
Obscure glazing
Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the following windows and shall be maintained as such thereafter; North East Elevation - first floor Ensuite and dressing rooms; South West Elevation - first floor Bathroom. Reason: In the interests of neighbouring residential amenities.
Garage for parking
The garage hereby approved shall at all times be made available for the parking of private motor vehicles(s) and shall be retained available for such use. Reason: To provide adequate off-street parking.
Parking and turning areas
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Landscaping implementation
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the shed, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: To ensure the provision of an appropriate landscape setting to the development and in the interests of neighbouring residential amenities.
Leaded windows details
Prior to the commencement of any works, details of the leaded windows are required to be submitted to and approved by the Department and this approved scheme is required to be fully adhered to and retained thereafter. Reason: In the interest of the visual appearance of the dwelling and in the interest of neighbouring amenities in terms of reducing the potential for overlooking.
No damage to retained trees
No retained tree shall be cut down, uprooted, destroyed, or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation of the building for its permitted use, other than in accordance with the approved plans and particulars. In the event that retained trees become damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. Reason: To ensure that trees marked for retention are not removed, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.
Tree protection measures
Prior to the commencement of the development hereby approved, the protective measures detailed in the Tree Protection Plan (drawing TP-16320) and Arboricultural Method Statement, prepared by Manx Roots and submitted in support of the application, shall be fully installed and implemented and retained for the duration of the construction process. Reason: To ensure that trees marked for retention are adequately protected, in the interests maintaining the amenities of the area, site and neighbouring amenities.
No objection. Happy to see investment in the area and a new property being built. Reviewed increase in window area and overlooking but felt relocation within plot might not be as intrusive.
Do not object to the principle, but consider there may be excessive reversing from new garage to turning head and seek condition for additional details.
No objection following submission of Flood Risk Statement.
No objection following arboricultural impact assessment and tree protection plan. Recommended tree protection conditions.
Happy with bat preliminary assessment. Recommend emergence survey prior to works and bat boxes as enhancement.
Multiple consultees responded to planning application 20/00144/B for a replacement dwelling in Ramsey, with initial concerns on ecology, drainage, trees, highways, and manoeuvrability resolved through additional information, leading to no objections from all parties.
Key concern: bat roost potential requiring surveys and mitigation
Ecosystem Policy Officer
Conditional No ObjectionThat Bat Conservation Trusts Bat Surveys for Professional Ecologists - Good Practice Guidelines (3rd Edition 2016), recommends that bat surveys should be undertaken on any pre-1960s detached buildings within 200m of woodland and/or water; Bats are listed on Schedule 5 of the Wildlife Act 1990
Conditions requested: Preliminary Assessment for bats by suitable qualified ecologist submitted prior to determination and demolition; If suitable, bat roost survey by licensed bat ecologist with mitigation plan submitted prior to determination; Development undertaken in accordance with agreed mitigation plan; Advisory note on bird protection provided to applicant
Manx Utilities
Conditional No ObjectionManx Utilities require a flood risk assessment which is mandatory; MU are happy with drainage proposals in principle but need further details post planning
Conditions requested: flood risk assessment mandatory
DEFA Senior Forestry and Arboricultural Officer
Conditional No ObjectionI can now confirm that I have no objection to this application; The arboricultural impact assessment has confirmed the extent of tree removal required
Conditions requested: No retained tree shall be cut down, uprooted, destroyed, or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation; Prior to the commencement of the development hereby approved, the protective measures detailed in the Tree Protection Plan (drawing TP-16320) and Arboricultural Method Statement shall be fully installed and implemented and retained for the duration of the construction process
Highways
Conditional No ObjectionThere are no objections in principle as this development is a direct replacement of an existing dwelling; however, there are concerns over the manoeuvrability; Recommendation: DNOC
Conditions requested: Prior to development commencing, details of a private vehicle entering and exiting the garage shall be submitted to and approved in writing by the LPA. The details shall demonstrate how a vehicle can reverse out of the garage without having to reverse excessive distances. The approved details shall be constructed prior to development becoming occupied; Attach a section 109a application form for any alterations to the existing access
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal. The Commissioners are happy to see investment in the area and a new property being built
Manx Utilities
No Objectionconfirmation that flood risk all sorted; Yes thank you all received and satisfactory
DEFA Ecosystem Policy Officer
Conditional No ObjectionI am now in receipt of and have read through the Preliminary Assessment for Bats dated 2nd May 2020, undertaken by the Manx Bat Group. I can confirm that I am happy with the level of assessment and the findings of the survey
Conditions requested: prior to works commencing that an emergence survey for bats is undertaken on the property, and the results of the survey as well as any recommended avoidance, mitigation and compensation measures be submitted to the Planning Directorate for written approval. The development shall be carried out in strict accordance with the agreed measures and maintained thereafter; This results of this emergence survey should either be provided prior to planning approval, or made a condition of approval
