25 August 2020 · Planning Committee
Field Adjcent To Beechfield, Track From Glen Auldyn, Glen Auldyn, Ramsey, Isle Of Man, IM7 2ad
The proposal seeks approval of detailed matters (siting, design, external appearance, landscaping etc.) for two modern detached dwellings with attached garages on open land designated for low density housing in parkland.
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The principle of two dwellings was established by the Minister's approval of PA16/00650/B at appeal, despite the inspector's concerns about scale, modern design dominating the glen and blocking views;…
General Policy 2
Sets general standards for development including character/appearance, living conditions and highways/parking. Officer assessed visual impact as acceptable with design continuity, 47m neighbour separation exceeding privacy standards, and adequate parking (2 spaces per dwelling plus garages) ensuring no harm to amenities or highway safety.
Environment Policy 4
Requires planting to accord with Wildlife Act 1990. Cotoneaster excluded by condition as Schedule 8 invasive species; remaining native/wildlife-supportive planting (blackthorn, elder etc.) approved.
Environment Policy 10 - Development and flood risk
Addresses flood risk. Positioned per parent approval with no increased risk elsewhere; Manx Utilities confirmed only access routes at minor fluvial risk.
Environment Policy 13 - Development and flood risk
Further flood risk guidance. Development complies as per prior assessment and consultee comments.
Transport Policy 4
Highways/parking guidance. Access/visibility splays approved previously; adequate on-site provision.
Transport Policy 7
Requires 2 car spaces per dwelling. Garages and driveways satisfy this.
Time limit
The development hereby approved shall be begun before 04.09.22. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and the approval in principle on which this application relies, and to avoid the accumulation of unimplemented planning approvals.
Landscaping implementation
Other than the inclusion of cotoneaster (see condition 3 below) all other planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, 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: the landscaping of the site is an integral part of the scheme and must be implemented as approved.
No cotoneaster planting
No approval is granted to the inclusion of cotoneaster within the planting schedule as this is a Schedule 8 species within the Wildlife Act. Reason: to ensure that the planting accords with Environment Policy 4 and the Wildlife Act 1990.
No future extensions
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.
access approved under 16/00650/B and adequate parking and turning provided but recommend electric vehicle charging points
no major concern for ecological impact but refer to Wildlife Act protections for nesting/breeding birds
Multiple local residents object to the reserved matters application citing excessive scale, incompatibility with local character, loss of valued green space, and policy conflicts; statutory consultees Manx Utilities and DEFA Biodiversity raise no objections with minor conditions and informatives.
Manx Utilities
Conditional No ObjectionManx Utilities have no other objection.; We have two large strategic potable water trunk mains supplying Ramsey town, 500mm and 355mm in diameter, in close proximity to the developments, please ensure that there is no damage to the potable water trunk mains.
Conditions requested: Ensure no damage to potable water trunk mains; NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s); Proposed dwelling must be connected to the public sewer(s) in a manner acceptable to Manx Utilities. All drainage works must conform to the requirements of “Manx Sewers for Adoption”, any necessary CCTV surveys are to be carried out at the developer’s expense; 2 x £1500.00 communication fees will be payable to Manx Utilities Authority in respect each property being connected to the public drainage system; Consider relocating the site entrance to the south-west corner; Position of plot 3 should remain eastwards and away from flood extents
DEFA Biodiversity
Conditional No ObjectionI would like to request one change to the planting proposals and that is the removal of cotoneaster from the shrub planting list.; Plants to avoid should be any listed on Schedule 8 of the Wildlife Act 1990.
Conditions requested: Removal of cotoneaster from the shrub planting list; Informative: All birds, their nests, eggs and young are protected by law (Wildlife Act 1990)... Thorough checks for birds, their active nests and eggs should be undertaken prior to clearance of vegetation.
