3 April 2012 · Planning Committee
Fairfield House, Fairfield Avenue, Ramsey, Isle Of Man, IM8 2ls
The proposal sought approval in principle for a new detached dwelling within the large residential curtilage of Fairfield House in Ramsey, on a site of approximately 0.2 ha near a watercourse (Strooan ny Craw) and surrounded by trees.
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The officer weighed policies favouring residential development in zoned areas (GP2) against restrictions on backland development (R/E/P3, EP42) and watercourse proximity (EP7), concluding the proposal…
General Policy 2
Presumption in favour of development in residential zoning if it respects site/surroundings, character, amenities, access, wildlife/watercourses, and services. Officer found proposal meets criteria as tucked away site with minimal visual/amenity harm.
Environment Policy 42 - character and need to adhere to local distinctiveness
Restricts inappropriate backland development removing open/green spaces contributing to visual amenity. Site not publicly visible, trees removed insignificant to amenity, no harm to sense of place.
Environment Policy 7
Protects watercourses; no development normally within 8m without risk assessment/mitigation. DEFA Fisheries no objection post-site visit if 5m separation, fencing, and no bank disturbance; reserved matters to confirm.
Backland Development and Development in the Grounds of Houses
Presumption against backland in well-landscaped large house grounds with trees. Balanced against GP2; officer deemed not harmful due to site's obscurity and minor tree loss.
Reserved matters approval
Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called 'the reserved matters') shall be obtained from the Planning Authority in writing before any development is commenced.
Reserved matters application time limit
The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
Overall development commencement
The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.
Tree survey and protection
The application for the reserved matters must include a full and accurate tree survey including the positions, canopy spreads, heights, species and conditions of all trees together with a method statement indicating how the works will be undertaken whilst adequately protecting all trees to be retained, in accordance with British Standard 5837:2005 - Trees in relation to construction.
Access, drainage and watercourse protection
The application for reserved matters must include all engineering works for access, services and pipework and drainage details together with sufficient information to demonstrate that these will not adversely affect either the structural stability of the stream bank or the ecology or water quality of the watercourse.
no objection provided no construction within 5m of stream, with Heras fencing during works
no objection to tree removals, comply with BS5837 for protection
