24 August 2022 · Planning Committee
Land West Of 1 Seamount Road, Seamount Road, Ramsey, Isle Of Man, IM8 2ht
The proposal is for a 3-storey dwelling with a pitched roof, contemporary window fenestration, integral garage providing two off-road parking spaces, and associated landscaping on overgrown land to the rear of 6 Summerland, fronting Seamount Road in Ramsey.
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The officer concluded the proposal complies with the IOM Strategic Plan (IOMSP), Residential Design Guide, and Ramsey Local Plan as it would not have significant impacts on public or private amenities…
Strategic Policy 1
Requires optimising previously developed/under-used land, efficient site use, and location utilising infrastructure. Site in Ramsey town optimises under-used rear garden land with access to services.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in existing towns/villages. Site within Ramsey residential area, sustainable urban location.
Strategic Policy 4
Proposals must protect/enhance landscape quality and nature conservation, especially in urban areas. Biodiversity mitigated via swift boxes and landscaping.
General Policy 2
Development must respect site/surroundings in siting/layout/scale/form/design/landscaping (b), not adversely affect townscape character (c), or neighbour amenity (g), with safe access/parking (h,i). Amended design balances varied neighbours, minimal amenity harm, compliant access.
Housing Policy 4
New housing primarily in towns/villages. Site in designated residential area of Ramsey.
Environment Policy 42
New development in settlements must respect local character/identity; no inappropriate backland development harming visual amenity. Proposal not inappropriate backland; design considers varied locality with high standard.
Transport Policy 4
Highways must accommodate development traffic safely. Access approved previously; parking compliant.
Transport Policy 7
Parking per standards (Appendix 7). Two spaces, bike storage, EV provision meet requirements.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
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.
Vehicular access construction
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only.
Visibility splays
The visibility splays identified on Drawing 21 1567 04 REV A shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050 mm in height above adjoining carriageway level.
Swift bird boxes
Prior to the occupation of the dwelling the Swift bird boxes as shown on Drawing 21 1567 06 REV shall be installed and ready for use and retained thereafter.
Landscaping scheme
All planting, seeding or turfing comprised in the approved details of landscaping drawing 21 1567 06 REV 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. The hard landscaping works shall be completed in full accordance with the approved details as shown on drawing 21 1567 06 REV A prior to the first use of the dwelling.
Garage and cycle parking
The garage hereby approved shall at all times be made available for the parking of private motor vehicles(s) and cycle parking shall be retained available for such use.
no objection subject to bin and bicycle storage being separate (bicycles in garage), advisory for S109(A) Agreement
satisfied with revised ground floor plan including linear drainage channel
no objection but no removal of scrub/bushes outside bird nesting season
no concerns from fisheries perspective, precautions needed near watercourse
happy with updated landscaping details
Neighbours from 1 Seamount Road via Construction Design Ltd strongly object due to overbearing impact, loss of light and privacy; statutory consultees generally raise no objection or conditional no objection on highways, ecology, heritage and fisheries matters.
Key concern: Overbearing impact and loss of light to neighbouring property at 1 Seamount Road
Construction Design Ltd (for 1 Seamount Road)
ObjectionThe scheme as presented contravenes the IOM Strategic Plan; General Policy2; (b) & (g); Whilst the amendment is considered a marginal improvement... it does not go far enough; We suggest that the scheme be refused
DEFA Ecosystem Policy Officer
Conditional No ObjectionThis application will result in a net loss for biodiversity which is contrary to Strategic Objective 3.3 Environment (b) and Strategic Policy 4 (b); I can confirm that I am happy with the updated landscaping details
Conditions requested: At least 2 integrated swift nest bricks be installed on the north west elevation high up under the eaves but not above windows
DOI Highway Services Division
Conditional No ObjectionHighway Services will accept bicycle parking to be allocated in the garage therefore leaving the designated storage area for bins; The proposal raises no significant road safety or highway efficiency issues
Conditions requested: Bin and bicycle storage to be separate with bicycle parking allocated in the garage; Section 109(A) Highway Agreement required post planning consent; Surface water drainage system details to be assessed and approved by Drainage Team
Manx National Heritage
No ObjectionWe do not have any issues with this application but merely wish to point out that the removal of the trees and shrubs should only take place once the trees have been fully inspected for nesting birds
Conditions requested: Trees and shrubs removal only after inspection for nesting birds, ideally outside bird nesting season (end March to end August/September)
DEFA Fisheries
No ObjectionDEFA Fisheries have no concerns in relation to this development from a fisheries perspective
Conditions requested: Precautions needed to reduce possibility of harmful materials such as concrete or washings entering the watercourse
Ramsey Town Commissioners
No CommentRequest that you defer any decision... until such time as the Commissioners have had the opportunity to fully consider the plans. The Board meet on Wednesday 15th September, 2022
