25 April 2017 · Planning Committee
4 Kneale Court, Claughbane Drive, Ramsey, Isle Of Man, IM8 2ap
The proposal is for a dormer bungalow on plot 4 of a larger site previously approved in principle for four detached dwellings following an appeal. The site is an undeveloped grassy parcel with willow plants, bounded by a 1m timber fence and a public footpath, surrounded by residential properties and open space across C…
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The principle of development, siting and access were established by the recent Approval in Principle (15/01392/A) granted at appeal, where the Minister found the site offered limited amenity value and…
Strategic Policy 1
Requires optimising previously developed land, efficient site use with access/landscaping/amenity, and utilising infrastructure. Officer assessed site as under-used with approved access, parking and services feasible.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development in towns/villages or sustainable extensions, countryside only exceptionally. Site in Ramsey 'Predominately Residential' zoning treated as urban extension compliant via prior approval.
Environment Policy 42
New development in settlements to respect local character, no inappropriate backland or removal of green spaces contributing to amenity. Prior appeal established limited amenity value; design fits mixed locality character without harming townscape.
General Policy 2
Permits development in line with Area Plan zoning if respecting site/surroundings in siting/scale/design, no adverse amenity/highway impacts, services feasible. Officer confirmed compliance across design, amenity, highways, landscaping and drainage.
Housing Policy 4
New housing in towns/villages or extensions. Site in residential area compliant following principle approval.
Policy R/R/P3
Presumption against developing 'breathing spaces' with trees/green space in residential areas. Overcome by recent appeal finding limited amenity value and no harm to character, unlike prior refusals.
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.
Visibility splays
Prior to the occupation of the dwelling the visibility splays shown on Kinrade Associates drawing no SM16/402/2 A shall be constructed and shall remain unobstructed at a height of 1.05m thereafter. Reason: In the interest of highway safety.
Car parking and manoeuvring
Prior to the occupation of the dwelling the car parking and manoeuvring areas as shown on Kinrade Associates drawing no SM16/402/2 A shall be provided and remain free from obstruction thereafter. Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
No further alterations
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
Landscaping
All planting, seeding or turfing comprised in the approved details shown on drawing Sm16/402/2 A must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the hereby approved dwelling, 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.
No objections but request appropriate landscaping drawing for all plots and boundary fencing not impeding visibility
No objection subject to conditions on visibility splays and car parking/manoeuvring
Department of Infrastructure (DOI) Highways Division provided DNOC with two specific conditions on visibility splays and car parking; Ramsey Town Commissioners initially had no objection but made observations on landscaping and boundary fencing, later confirming no objection to amended plans.
Department of Infrastructure (DOI) - Highways Division
Conditional No ObjectionHighway Services does not oppose the application subject to the following conditions; DNOC on 07/02/17
Conditions requested: Prior to the occupation of the dwelling the visibility splays shown on Kinrade Associates drawing no SM16/402/2 shall be constructed and shall remain unobstructed at a height of 1.05m thereafter.; Prior to the occupation of the dwelling the car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.
Ramsey Town Commissioners
No Objectionwhilst they had no objection to the proposal, they made the following observations; A landscaping drawing should be provided which is appropriate for all plots.; The boundary fencing as indicated on the submitted drawings should be installed as part of the development to establish boundaries between each plot and should not be of such a height as to impede traffic visibility.
Ramsey Town Commissioners
No Objectionhave no objection to the amended plans.
