14 February 2025 · Planning Committee
Former Barn To The Rear Of, The Auburns, 19, Lezayre Road, Ramsey, Isle Of Man, IM8 2lp
The proposal involves demolishing an existing stone outbuilding in the rear garden of The Auburns and replacing it with two detached two-storey dwellings, each with an integral garage, measuring approximately 16.6m by 14.4m, finished in natural slate roofs, render, stonework, larch cladding, and grey aluminium windows.…
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The officer considered the proposal acceptable in principle within the residential zoning under Housing Policy 4 and Ramsey Local Plan policies R/R/P3 and R/E/P3, as the site is within Ramsey settleme…
General Policy 2
Requires no unacceptable adverse impacts on amenity, character, highway safety, trees, biodiversity, flooding. Officer assessed proposal compliant across visual, neighbour, highway, ecology, flood tests, with conditions mitigating residual risks.
Strategic Policy 1
Promotes development in existing settlements; site within Ramsey residential zone aligns with efficient infill use.
Strategic Policy 2 - Priority for new development to identified towns and villages
Supports housing in service centres like Ramsey; site meets location criteria.
Strategic Policy 4
Tree impacts mitigated by protection/planting plans; no designated sites; bat survey supports no net biodiversity loss.
Spatial Policy 5
Design with slate, stone, cladding fits locality character despite modern elements; setback/screening minimises streetscene impact.
Housing Policy 4
Contributes to North region housing need (770 dwellings 2011-2026) in zoned residential area.
Environment Policy 10 - Development and flood risk
Requires no unreasonable flood risk; FRA mitigations (elevation, bund, freeboard, no ground floor sleeping) deemed sufficient despite high risk zone.
Environment Policy 13 - Development and flood risk
No unacceptable on/off-site flood risk; permeable surfaces, marginal footprint increase over approvs justified acceptance.
Environment Policy 42 - character and need to adhere to local distinctiveness
Materials/proportions reflect dominant local features; changed site context from clearances reduces green corridor concerns.
Transport Policy 7
Exceeds standards with 4 spaces/dwelling; near public transport.
Policy R/R/P3
Presumption against developing breathing spaces with trees; officer found changed site (cleared vegetation) no longer forms green corridor, design acceptable.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Car parking provision
Prior to the occupation of any dwelling hereby approved, the garage, car parking and manoeuvring areas shall be provided in accordance with the approved plans. Such areas shall not be used for any purpose other than for purposes associated with the development and shall remain free of obstruction for such use at all times.
Access and visibility splays
The development hereby approved shall not be occupied or operated until all access design and visibility splays have been provided in accordance with the approved plans. The visibility splay shall have no obstructions greater than 1m in height within the splay zone, and shall be retained as such thereafter.
Flood mitigation measures
Prior to the occupation of the dwellings hereby approved, the Flood Mitigation measures detailed in the Flood Risk Assessment prepared by Axis Consulting Engineers Ltd, and received 30 October 2024, shall be installed/constructed in accordance with details submitted. The development must be carried out in accordance with the recommended flood resilience measures stipulated in the Flood Risk Assessment and shall be retained as such thereafter.
No ground floor sleeping accommodation
The ground floor of the dwelling hereby approved shall only be used in accordance with the internal layout as shown on the submitted Drawing No. 22 1631 05 rev A received 30 October 2024 and being retained as such thereafter. The ground floor shall be used solely as a non-sleeping space.
Surface water drainage
Prior to the commencement of the development hereby approved, details of the proposed surface water drainage system, which shall include the use of soakaway(s) and connections to the Litney Stream shall be submitted to and approved in writing by the Department. No part of the development shall be occupied until the agreed surface water drainage system has been implemented. The surface water drainage system shall be permanently retained thereafter in accordance with the approved scheme.
Materials approval
Within three months to the installation of external finishes and materials, details of all external finishes, including the manufacturer's details, specification and colour of all the materials/roof/wall/windows/doors/garage doors/rainwater goods to be used in the external finish for the approved development shall be submitted to and approved in writing by the Department. The development shall not be occupied or brought into use unless the external finish has been applied in accordance with the approved details, and retained as such thereafter.
No permitted development rights
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, and no garages or other free standing buildings shall be erected within the curtilage of the dwellings hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
Obscure glazing on specific windows
The proposed first floor windows for the Bathroom on the west elevation of Plot 1, Ensuite on the east elevation of Plot 1, Ensuite on the west elevation of Plot 2, and Bathroom on the east elevation of Plot 2, shown on Drawing Nos. 22 1631/06 - Proposed First Floor Plans and 22 1631/07/A - Proposed Elevations, shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such.
Tree protection and planting
Prior to the commencement of the development hereby approved, the following shall be submitted and approved in writing by the Department: 1. A scheme for the protection of the retained trees (a tree protection plan), including a schedule of trees to be removed, in accordance with British Standard BS5837:2012 - Trees in relation to Design, Demolition and Construction-Recommendations. 2. A tree planting plan including size and species specification. The tree planting specification shall adhere to the recommendations of BS8545:2014 - Trees: from nursery to independence in the landscape - recommendations, and provide written evidence of such in relation to the evaluation and assessment of planting constraints and species selection. The development shall not be carried out other than in accordance with the submitted tree information, and retained thereafter. Any retained tree which within five years of the approved development being occupied or completed (whichever is the later) dies, are removed or become 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.
Bat and bird box plan
Within three month to the commencement of the development hereby approved, a Bat and Bird Box Plan shall be submitted to and approved in writing by the Department. Any plan provided shall show the location, number and type of box/brick/structure to be provided. The development shall not be carried out other than in accordance with the approved plan, and retained as such thereafter.
External lighting scheme
Prior to the installation of external lighting at the site, a detailed external low level lighting scheme shall be submitted to and approved in writing by the Department. The lighting of the site will be designed in accordance with the recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12th September 2018). The lighting details shall include detailed drawings of the proposed lighting columns and fittings, information about the levels of luminance and daily duration and any measures for mitigating the effects of light pollution. The development shall not be carried out other than in accordance with the approved plan.
Front boundary wall details
Prior to the occupation of the dwellings hereby approved, details which show (Elevation) changes to the front boundary wall (including material finish), that is shown to be altered on Drawing. No. 22 1631/02/Rev A, shall be submitted to, and approved in writing by the Department. Prior to the occupation of the new dwellings hereby approved, these front boundary alterations shall be carried out in accordance with the approved details and be retained as such thereafter.
Hardstanding limits
No new hardstanding areas other than that shown on the Proposed Site Plan (Drawing No. Drawing. No. 22 1631/02/Rev A) shall be created on site. The approved hardstanding areas shall also be carried out strictly in accordance with the details within Paragraphs 3.13 and 3.14 of the Flood Risk Assessment, and retained as such thereafter.
Access resurfacing
Prior to the occupation of the new dwellings hereby approved, the resurfacing of the first 6m of the altered access shown on drawing no. 22 1631/03 - Proposed Site Access Plan, shall be finished in a bound surface such that no material is tracked onto the public highway. The new access shall thereafter be permanently retained as such.
No significant negative impact on highway safety, network functionality or parking; access layout and visibility acceptable subject to conditions
No objection; Category A tree now C, mitigation planting and protection secured by conditions
Bat/bird report acceptable post-submission; recommend conditions for boxes and lighting
No objection
DEFA Forestry and Highways offer no objection with conditions for tree protection and access works, while DEFA Biodiversity requests bat/bird mitigation conditions; however DOI Flood Risk Management objects due to the site's location in a high-risk flood plain.
Key concern: Development on undeveloped land in high risk fluvial and tidal flood plain contravening Strategic Plan 2016
DEFA Forestry
Conditional No ObjectionDo the Agriculture & Lands Directorate object to this application?: NO; Engagement with the applicants has secured guarantees related to mitigation planting and tree protection which will be secured by pre-commencement conditions
Conditions requested: No site clearance, preparatory work or development shall take place until: a. A scheme for the protection of the retained trees (a tree protection plan), including a schedule of trees to be removed, in accordance with British Standard BS5837:2012; b. A tree planting plan including size and species specification per BS8545:2014; No alterations or variations to the approved tree protection plan, working methods, and planting schedule shall be made without prior written consent of the Department
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team's preference is still that a preliminary assessment for roosting bats and nesting birds is undertaken on the property and trees prior to determination
Conditions requested: Preliminary assessment for roosting bats and nesting birds prior to determination
DEFA Biodiversity
Conditional No ObjectionThe Ecosystem Policy Team can confirm that the Manx Bat Group's bat and bird report for the Auburns is all in order
Conditions requested: No works to commence unless a bird and bat box plan has been submitted and approved in writing; No permanent external lighting unless a sensitive low level lighting plan per Bat Conservation Trust and ILP Guidance Note 8/23 has been submitted and approved; Thorough checks for bats and birds prior to demolition with hand-stripping of roof
Highway Services Division
Conditional No ObjectionHighway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking, as the site layout, access design and access visibility is acceptable for the proposals
Conditions requested: Access visibility splay to have no obstructions greater than 1m in height within the splay zone before first occupation; S109 highway agreement required for the widened vehicular access tie-in onto the public highway and extended dropped kerb
Department of Infrastructure Flood Risk Management Division
ObjectionFlood Management Division of the Department of Infrastructure do not support building on undeveloped land within a flood zone
Department of Infrastructure Flood Risk Management Division
ObjectionThe flood management division objects to this application as it on undeveloped land in a natural flood plain
Department of Infrastructure Flood Risk Management Division
ObjectionThis development is fundamentally against this principle of preventing loss of natural flood plain
