12 July 2023 · Planning Committee
Newstead, Andreas Road, Ramsey, Isle Of Man, IM8 3ue
The proposal is for a unique pre-modular single storey dwelling with a triangular form, profile metal sheeting roof in anthracite grey, vertical timber cladding on gable ends, dimensions of 9.5m length, 5.2m width, 4.6m ridge height, and 45.4sqm gross floor area including loft sleeping compartments, plus a mono-pitched…
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The officer concluded the proposal has no significant impact upon public or private amenities, complying with Strategic Policy 1, Strategic Policy 2, General Policy 2, Housing Policy 4, Transport Poli…
Strategic Policy 1
Requires development to optimise use of under-used land, ensure efficient site use with access/landscaping/amenity, and utilise infrastructure. Assessed as compliant due to reuse of former curtilage land in Ramsey service centre with approved access and landscaping.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development primarily in towns/villages like Ramsey service centre, countryside only exceptionally. Site in predominantly residential zoning with presumption for housing, principle approved previously.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design/landscaping, not adversely affect townscape, amenities, highway safety or habitats. Key test on streetscene and amenities passed due to limited views, setbacks, screening and small scale.
Housing Policy 4
New housing primarily in towns/villages or extensions. Compliant as infill in Ramsey residential area.
Transport Policy 4
Highways to accommodate development traffic safely. Approved access/visibility splays and parking confirmed safe by Highway Services.
Transport Policy 7
Parking per standards. Two spaces and turning provided, compliant.
Environment Policy 42
Design to reflect local character, no inappropriate backland removing green spaces. Assessed acceptable as not prominent, respects locality with tree/hedge retention despite tandem-like but with shared wide access and landscaping.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of the Approval in Principle application 20/01386/A (approved on 03.09.2021).
Parking and turning
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans 061 REV A. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Landscaping scheme
All additional planting (above what was approved under planning application 20/01386/A), seeding or turfing comprised in the approved details of landscaping as shown on drawing 061 REV A must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which within five years of the approved development being occupied or completed (whichever is the later) die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Materials approval
The external metal sheeting of the roof of the dwelling shall remain a charcoal grey/dark grey colour and be maintained thereafter.
Tree and hedge retention
The existing trees and hedges shall be retained in accordance with the approved details as shown on drawing 061 REV A. Any retained tree or hedge which within five years of the approved development being occupied or completed (whichever is the later) dies, is removed or becomes seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department.
Permitted development restrictions
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 development shall be undertaken under the following classes of Schedule 1 of the Order at any time: Class 13 - Greenhouses and polytunnels; Class 14 - Extension of dwellinghouse; Class 15 - Garden sheds and summer-houses; Class 16 - Fences, walls and gates; Class 17 - Private garages and car ports.
no objection
no significant negative impact upon highway safety, network functionality and/or parking; no additional comments on amendments
satisfied with the percolation test and no further comments
Highway Services, Manx Utilities, Ramsey Town Commissioners, Environmental Health, Manx National Heritage, and Highways Drainage all raised no objections to application 23/00002/REM, with advisory comments on drainage, EV charging, tree planting, and occupancy.
Key concern: surface water drainage requiring percolation test
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; The Applicant is advised to consider the provision of an electric vehicle charging point to aid Active Travel and net zero objectives.
Highway Services HDC
No ObjectionHighways Development Control notes the amendments uploaded on 16 February 2023 and has no additional comments to add.
Environmental Health
No ObjectionSection 28 and Schedule 4 to the Housing Act 1955 would restrict the maximum occupancy to 2 people (plus a child under the age of 1).; there is no reason why a sofa bed couldn’t be used in the living room area and the mezzanine used for storage space.
Manx Utilities
No ObjectionManx Utilities are satisfied with the percolation test and MU have no further comments to issue.
Manx National Heritage
Conditional No ObjectionWe very much support this planting but would like to see it undertaken using Manx native species.; Native trees have evolved to adapt to their environment and generally provide a greater degree of food and shelter to local wildlife.
Conditions requested: plant further specimens using Manx native species
Manx Utilities
Conditional No ObjectionMU will not allow the SW into the combined system.; We also have a transmission main (orange) and no connection to this will be permitted.
Conditions requested: demonstrate that the ground is suitable for a soakaway by carrying out a percolation test; We will need to see a copy of this before we can support the application
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal.
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal.
Highways Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.
Conditions requested: The applicant should be aware off and demonstrate compliance with these two clauses.
