26 April 2019 · Delegated - Principal Planner Sarah Corlett
The Grove Museum, Andreas Road, Ramsey, Isle Of Man, IM8 3ua
The proposal involves subdividing part of the garden curtilage of Rheast Mooar House to build a new three-storey dwelling (ground floor, first floor, and roof space accommodation) with garage, parking, and amenity space, using the existing access onto Andreas Road.
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The principle of development was accepted as the site is in a 'Predominantly Residential' designation within Ramsey and benefits from prior approval in principle (15/01095/A), despite backland nature,…
General Policy 2
Requires development to respect character/appearance, amenities, highway safety. Assessed compliant due to appropriate siting/setback, design, tree protection, neighbour distances, and parking/visibility provisions safeguarding suburban character and amenities.
Strategic Policy 1
Encourages optimising under-used land utilising infrastructure. Site as subdivided curtilage in settlement deemed suitable for housing.
Strategic Policy 2 - Priority for new development to identified towns and villages
Promotes new development in towns/villages. Supported single dwelling in Ramsey residential area.
Housing Policy 4
Encourages new housing in settlements. Principle acceptable per prior approval despite backland.
Environment Policy 42 - character and need to adhere to local distinctiveness
Listed as relevant; assessed via tree/amenity protections aligning with settlement development.
Policy R/R/P3
Ramsey Local Plan policy on infill/backland; principle accepted notwithstanding presumption against, per prior approval.
Backland Development and Development in the Grounds of Houses
Ramsey Local Plan policy; loss of amenity space for host house already accepted previously.
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.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
Tree retention
No tree shown as retained on the submitted drawing P03 - Tree Protection Plan, date-stamped as having been received 29 January 2019, shall be cut down, uprooted, destroyed, pruned, cut or damaged in any manner during the development phase, other than in accordance with the approved plans and particulars. In the event that retained a tree becomes damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. Reason: To ensure that trees marked for retention are not removed, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
Arboricultural Method Statement
Prior to the commencement of the development hereby approved, an Arboricultural Method Statement, prepared in accordance with the recommendations of BS5837:2012 (Trees in relation to design, demolition and construction - recommendations) by a suitably qualified and experienced tree specialist, shall be submitted to and approved in writing by the Department. This method statement shall be based on the approved Tree Protection Plan (drawing P03). Thereafter, the protective measures and construction methods shall be implemented in strict accordance with the approved details. Reason: To ensure that there is sufficient technical information for the trees marked as being retained to be adequately protected and to ensure that the protective measures are implemented in a timely manner and for the duration of the construction in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
Visibility splay
Prior to the commencement of the development, a suitably scaled site plan showing the visibility splay for the existing access shall be submitted to and approved in writing by the Department. Thereafter the visibility splay identified on the submitted plan shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1m in height above adjoining carriageway level. Reason: In the interests of highway safety in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
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. 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. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.
no Objection... A visibility splay be provided to comply with D.o.I requirements on a main arterial road
do not oppose, subject to condition
follow up information provided by the applicant is acceptable and suggested several conditions
DEFA Forestry (Arboricultural Officer) raised concerns about tree protection and removal, initially objecting without additional information but later supporting with specific conditions; Ramsey Town Commissioners had no objection but requested visibility splay; DEFA Biodiversity…
Key concern: lack of tree protection plan and potential damage to retained trees
DEFA Forestry
Conditional No Objection"I object to the removal of this tree to create a turfed amenity space for the property"; "a robust tree protection plan will be critical... If this information is not provided I would have to object"; "an adequate tree protection plan will be essential for me to be able to support this application"
Conditions requested: request tree removal/retention plan; request tree protection plan submitted before determination; request planting plan detailing species/cultivar, planting density, locations, nursery and planting specifications, maintenance programme; No retained tree shall be cut down, uprooted, destroyed, pruned, cut or damaged during development phase other than in accordance with approved plans; notify Department if tree damaged; Prior to commencement, submit Arboricultural Method Statement per BS5837:2012 based on approved Tree Protection Plan (P03), implement protective measures
DEFA Biodiversity
Conditional No Objection"a judgement needs to be made as to whether the trees can realistically be retained"; It is an offense under Section 9 of the Wildlife Act 1990 to intentional or recklessly destroy or damage a bat roost
Conditions requested: If any trees removed, bat roost suitability inspection prior to determination; if suitable, bat survey and results considered; contact Department if bats found
Ramsey Town Commissioners
No Objectionwhilst they had no objection to the proposal, they made the following observation
Conditions requested: A visibility splay be provided to comply with D.o.I. requirements on a main arterial road
Ramsey Town Commissioners
No Objectionwhilst they had no objection to the proposal, they made the following observation
Conditions requested: A visibility splay be provided to comply with D.o.I. requirements on a main arterial road
