3 March 2016 · Director of Planning and Building Control (Michael Gallagher)
Tranent, Churchtown, Ramsey, Isle Of Man, IM7 2an
The proposal involves detailed landscaping and external works to the curtilage of Tranent, an incomplete detached dwelling on sloping land in the countryside near Churchtown, Ramsey. Key elements include a tarmac driveway with retaining walls, boundary fencing and hedging along the western private lane (up to 4m high w…
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The officer identified two key considerations: impact on visual amenities of the countryside and neighbouring amenities. Most works, especially additional landscaping, were beneficial and raised no co…
Environment Policy 1
Protects countryside (land outside settlements or not designated for development) from adverse effects unless overriding national need and no alternative. Officer assessed landscaping works as not adversely affecting countryside ecology or character, with many elements beneficial.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value and Scenic Significance (AHLV), prioritising landscape character unless no harm or location essential. Site in AHLV; officer found proposal would not harm character/quality due to appropriate design, materials, similarity to prior approvals, and limited visibility of key elements like boundary fencing.
Housing Policy 15
Extensions/alterations to traditionally styled countryside properties must respect proportion, form, appearance; over 50% floorspace only exceptionally. Minor works to dwelling entrance/steps/terracing deemed modest, retaining character of approved dwelling.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Boundary fence colour
The boundary fence along the western boundary of the site hereby approved is required to be painted in a dark brown/green colour within 1 month of it being erected and retained thereafter. Reason: In the interests of the visual amenities of the countryside.
Do not oppose but nothing must be planted or erected within visibility splays exceeding 1.05m in height
Proposed works will not exacerbate drainage problems; surface water from hardstanding minimal compared to upstream catchment; treated effluent discharge regulated separately
Recommend approval
Lezayre Parish Commissioners raised concerns about storm water drainage capacity and foul sewage discharge, particularly in heavy rainfall events, but felt assured by Manx Utilities' response; Manx Utilities stated no exacerbation of existing issues; Highways Division did not oppose subject to a visibility splay condition.
Key concern: potential volume of water from the hillside in the event of a repeat of the 3rd December 2015 heavy rainfall overwhelming the culvert
Lezayre Parish Commissioners
Is there sufficient provision for storm water drainage?; Is this of sufficient size?; large amounts of water have come down the hill to the rear of the property; Our major concern is the potential volume of water from the hillside in the event of a repeat of the 3rd December 2015
Lezayre Parish Commissioners
is the pipe running down the lane of sufficient size to cope; we do feel assured by the MUA comments received. In isolation the application is fine, but collectively with Ballachree Cottage and heavy rainfall they are only acting in the best interest of the local residents
Manx Utilities
No ObjectionManx Utilities do not consider that the proposed works detailed in this planning application will exacerbate any problems that may already exist in the area; surface water runoff from the proposed hardstanding (driveway etc) will be minimal compared with flows from the upstream catchment; Treated effluent from bio discs are quite commonly discharged to drainage tails within the ground, regulation for the use of bio-discs falls under either DEFA or Doi Building Control
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 24.12.15
Conditions requested: Nothing must be planted or erected within the visibility splays which may exceed 1.05 metres in height
