29 November 2016 · Planning Committee
Plot Adjacent To, Maughold Lodge, Claughbane Walk, Ramsey, Isle Of Man, IM8 2jp
The proposal involves erecting two four-bedroom dormer bungalows with contemporary design elements, each including en-suite bathrooms, lounge, kitchen/diner/sitting room, utility and integral garage, on an undeveloped plot within a residential area zoned under the Ramsey Local Plan.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer considered the proposal compliant with relevant policies given the residential zoning and prior approval in principle for two dwellings and access under PA 15/01055/A, which specified dorm…
Strategic Policy 1
Requires optimising use of previously developed/under-used land, efficient site use including access/landscaping/amenity, and utilising existing infrastructure. Officer noted site as under-used land in residential area, with proposal providing efficient use via approved access and landscaping.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development primarily in existing towns/villages or sustainable extensions, countryside only exceptionally. Site in zoned residential area of Ramsey, so policy supports location.
General Policy 2
Permits development in accordance with zoning if it respects site/surroundings in siting/scale/design/landscaping, protects amenities/road safety/trees, provides parking/services. Officer tested against neighbour amenity (separation/hedgerows), visual impact (boundary treatments/levels), parking, trees; found compliant as impacts not unacceptable.
Housing Policy 4
New housing primarily in towns/villages or extensions, exceptional countryside cases. Proposal in zoned residential town location, principle approved previously.
Transport Policy 4
Highways to accommodate development traffic safely. Access approved previously; Highway Services confirmed adequate visibility, no opposition with condition.
Transport Policy 7
Parking per Department standards. Proposal provides three spaces/turning per dwelling, exceeding two-space requirement.
Time limit
This development must commence before two years from the date of this approval notice. Reason: To accord with the terms of the approval in principle.
Soft landscaping scheme
No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include planting to the eastern boundary of the site. 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 hereby approved dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, 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.
Tree protection measures
The protection measures and construction methods detailed in the Tree Survey and Report prepared by Manx Roots Tree Management submitted in support of the application shall be adhered to in full, subject to the pre-arranged supervision detailed in Section 10 and appendix 5, by a suitably qualified and pre-appointed tree specialist. No retained tree shall be cut down, uprooted, or wilfully destroyed during the development phase and thereafter within 5 years from the completion date, other than in accordance with the approved plans and particulars or as may be permitted by prior approval in writing from the Department. This condition may only be fully discharged on completion of the development subject to satisfactory written evidence of contemporaneous supervision and monitoring of the tree protection throughout construction by a suitably qualified and pre-appointed tree specialist. Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
have not objected to the application
does not oppose this application subject to condition on access construction and visibility splays
not concerned about visual impact of tree removal; confident retained trees protected if measures implemented; recommends tree protection condition
Highways Division and Ramsey Town Commissioners both have no objection to the reserved matters application for two dwellings, with Highways requiring a specific condition on access construction and visibility splays.
Key concern: access is marginally steeper than would normally be accepted
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionHighway Services does not oppose this application subject to the following condition; The access will be adjacent to an existing residential access and will provide adequate visibility splays; The access is marginally steeper than would normally be accepted, however the difference is very minor and refuse vehicles will not be required to access the drive to collect waste
Conditions requested: Prior to any construction the access shown on John Gray drawing no 8483-04 Rev a dated 05.09.16 and Penketh Millar drawing no 16 1175 2 dated June 16 shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter
Ramsey Town Commissioners
No Objectionthe Ramsey Town Commissioners considered the above application at their meeting on Wednesday, 28th September, 2016 and have no objection to the proposal
