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
Multiple consultees responded to planning application 11/01777/A for approval in principle of a detached dwelling near a watercourse, with Ramsey Town Commissioners objecting due to proximity to the watercourse and policy breaches, while others including Highways, Trees, and Fisheries raised no objection with conditions.
Key concern: Development within under 4-5m of watercourse contrary to 8m policy
Ramsey Town Commissioners
Objectiongeneral presumption against backland development and development within the grounds of large houses on those sites which are well landscaped within ample tree coverage; Development will not normally be allowed within 8 metres of any watercourse; If no other methods of surface water disposal can be found, the Isle of Man Water and Sewerage Authority request that this application be refused on these grounds
Conditions requested: Full details of foul and surface water disposal routes to be submitted; Connection to public sewer with Communication Fee payable; NO discharge of surface water to foul drainage systems; Surface water disposal by alternative methods or refuse application; Domestic foul pump only after consultation with Isle of Man Water and Sewerage Authority via separate discharge chamber; Development must not prejudice existing surface water drainage
Ramsey Commissioners and Fisheries (Stephen Harrison)
Conditional No ObjectionSafeguards will have to be put in place to prevent any discharge which could contaminate the watercourse; Environment Policy 7 is quite clear in its requirements including an adequate risk assessment; development will not normally be allowed within 8 metres
Conditions requested: Safeguards to prevent any discharge contaminating watercourse; Adequate risk assessment per Environment Policy 7 to demonstrate no long term water quality deterioration; Risk assessment to identify and protect aquatic/bankside habitats and species; Heras style fencing to separate construction area from watercourse
Fisheries Officers (Robbie Moore & Brian Walmsley)
Conditional No ObjectionFisheries would not object... provided there is no construction works or any bank disturbance within a minimum distance of 5 metres from the stream; To minimise the risk of disturbance to the stream banks and pollution, Harris security fencing should be erected
Conditions requested: No construction works or bank disturbance within minimum 5 metres from stream including driveway and building; Harris security fencing along stream length during construction period
Tree Officer (Jason Bolt)
Conditional No Objectionemphasis given on tree protection during construction
Conditions requested: All works to comply with BS5837 2005 Trees in Relation to Construction including tree protection during construction
Highways Division
No ObjectionRecommend approval has no adverse traffic management, parking or road safety implications
Fisheries (Joy Eaton)
No CommentI had not spotted the implications of the driveway and proximity of the stream; the owner is aware he needs to contact this Department before work starts
