30 March 2017 · Senior Planning Officer Sarah Corlett (delegated authority)
Fairfield House, Fairfield Avenue, Ramsey, Isle Of Man, IM8 2ls
The proposal seeks to extend the time limit on an existing approval in principle (PA15/00114/B) for erecting a new detached dwelling within the curtilage of Fairfield House, a two-storey detached house on Fairfield Avenue in Ramsey, extending permission for another two years due to the applicants' funding circumstances…
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The principal issue was whether any material planning matters, such as policy changes, land use designations, Local Plan adoption, or new legislation, had arisen since the last approval of PA15/00114/…
General Policy 2
GP2 permits development in accordance with Area Plan zoning and other policies if it respects site/surroundings in siting/layout/scale/design, avoids harm to amenity/landscape/trees/highways, provides access/parking, and meets other tests (a-n). The officer assessed that no policy changes occurred since prior approval, site remains in Predominantly Residential zoning under Ramsey Local Plan, and prior findings of acceptability hold; tree/highway issues resolved via conditions without needing reinterpretation.
Reserved matters submission
Details of "the reserved matters application" shall be submitted to and approved in writing by the Department before any development is commenced and thereafter the development shall only be carried out in accordance with the details as approved.
Reserved matters details
Plans and particulars of the reserved matters referred to in Condition 1 shall include details of: (a) parking/turning; (b) surface treatments; (c) external materials; (d) access/visibility; (e) levels; (f) BS5837:2012 tree survey etc. with Category A/B retention; (g) new eastern shared driveway with passing/tree protection and existing removal; (h) dwelling siting/design/appearance; (i) drainage.
Reserved matters time limit (2 years)
The application for approval of the reserved matters referred to in Condition 2 shall be made to the Planning Authority before the expiration of two years from the date of this decision notice.
Reserved matters implementation
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved.
Engineering works and drainage 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.
do not oppose
does not oppose subject to condition requiring drawing of second access in reserved matters
acceptable subject to 3 conditions: BS5837:2012 arboricultural information in reserved matters, retention of Category A/B trees, new shared driveway on cellular confinement east of trees
DEFA Arboricultural Officer objects to the application due to significant tree protection issues and inadequate prior assessment; DOI Highways defers pending access improvements; DEFA Fisheries raises ongoing concerns about watercourse proximity; Ramsey Town Commissioners have no objection.
Key concern: inadequate assessment of tree impacts and significant risk of damage to Category A specimen trees including rare Atlas Cedar
DEFA Arboricultural Officer
ObjectionI would like to register my objection to the approval of application 17/00066/B; protection of this tree should be given a high priority; there is likely to be very little space on the site that is not covered by a root protection area; the proposed dwelling would degrade the mature garden landscape and be detrimental to both the trees and Fairfield house
Conditions requested: The plans and particulars submitted in accordance with condition X shall include a tree survey, tree survey plan, constraints plan, arboricultural impact assessment, tree protection plan and arboricultural method statement, all of which shall be completed in accordance with the recommendations of BS5837:2012; The design (Siting, Massing etc.) that is proposed in the reserved matters application needs to incorporate the retention of all single trees and groups of trees assessed to be Category A or B (BS5837:2012 categorisation system); The access issue needs to be addressed. My favoured option would be to create a new shared driveway (on a cellular confinement system) on the other side of the trees and block off the old one
Department of Infrastructure (DOI) Highways Division
No CommentDEFER on 13/02/17; A shared access requires that 2 vehicles can pass and the current arrangement would not permit this; The applicant is advised to consider provision of intervisible passing places along the drive or provision of a second drive along the grassed area to prevent removal of trees
DEFA Inland Fisheries
Conditional No ObjectionDEFA Fisheries raised some concerns regarding the initial planning application; the comments made in relation to the earlier application will still apply; Any proposed development must be a minimum distance of 8 metres from the watercourse in order to minimise the risk of damage or disturbance
Conditions requested: Any proposed development must be a minimum distance of 8 metres from the watercourse; Measures must be in place during any construction works to safeguard the nearby watercourse from any run-off and sedimentation; full method statement is forwarded to Fisheries for comment and review well in advance of commencing on site
Ramsey Town Commissioners
No Objectionthe Ramsey Town Commissioners considered the above application at their meeting on Wednesday 15th February, 2017 and have no objection to the proposal
