11 December 2024 · Planning Committee
St Olaves, Bowring Road, Ramsey, Isle Of Man, IM8 3es
The site at St Olaves on Bowring Road in Ramsey, currently occupied by a large detached house in disrepair, is proposed for demolition and redevelopment with four detached dwellings: a single-storey three-bedroom bungalow with integral garage set back 8-11m from the road, and three three-storey dwellings on a similar f…
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The officer concluded the proposal complies with the Isle of Man Strategic Plan 2016, Residential Design Guide 2021, and Ramsey Local Plan as the site is in a 'Predominately Residential' area and rede…
Strategic Policy 1
Requires optimising previously developed land and using existing infrastructure. Officer found proposal makes best use of brownfield site in Ramsey service centre with access to services, supporting residential intensification.
Environment Policy 42
Requires design reflecting local character, no inappropriate backland or loss of green spaces. Assessed as compliant due to setbacks, retained wall/trees, and non-prominent rear houses; no identified open spaces to preserve.
General Policy 2
Requires development respecting site/surroundings in siting/layout/scale/design, no adverse amenity/highway impacts, tree retention. Tested against visual/neighbour impacts (setbacks/distances), highways (no objection), trees (conditions); found acceptable in varied streetscene.
Housing Policy 4
Permits new housing in existing towns like Ramsey. Site zoning supports residential; no countryside exceptions needed.
Transport Policy 1
Prefers development near public transport. Site uses existing access; Highway Services confirmed no safety issues.
Transport Policy 4
Requires highways to accommodate development safely. Amendments addressed access width, splays, lane; no objections.
Transport Policy 7
Requires parking per standards (2 spaces/dwelling). All units provide at least two spaces per approved plans.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Finished floor levels
The finished floors level of the three storey dwellings shall be 21.478 and the bungalow 21.275 as shown on drawing SOH-12B.
Demolition timing
The demolition of the existing building shall take place between September to February only.
Tree protection scheme
No site clearance, preparatory work or development shall take place until a detail tree protection scheme accordance with the recommendations of Section 6.2.2 of British Standard 5837:2012 has been submitted to an approved in writing by the Department. This approved scheme shall be implemented prior to any works commencing and maintained in position until the development is complete. In the event that trees become damaged or otherwise defective during such period, the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented. In the event that a tree dies or is wilfully removed without prior consent it shall be replaced as is reasonably practicable and, in any case, by not later than the end of the first available planting season, with trees of such size, species and in such number and positions as may be agreed with the Department.
Tree retention
All existing trees shall be retained, unless shown on the approved drawing SOH-16A as being removed.
Soft landscaping
No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting showing, type, size, maximum height growth and position of each. All 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. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Hard landscaping
No development shall take place until full details of hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. The hard landscaping should include details of the surface finish of the driveways, shared access, footpaths and any fencing/walls to all boundaries of the dwellings/site. No dwelling hereby approved shall be occupied until the hard landscaping works shall be completed in full accordance with the approved details.
Parking provision
No dwelling hereby approved shall be occupied until the parking area associated with that dwelling have been provided in accordance with the approved plan SOH-04A. Such areas shall not be used for any purpose other than the parking of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Visibility splays
No dwelling hereby approved shall be occupied until the visibility splay(s) identified on drawing SOH-15; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050mm in height above adjoining carriageway level.
Nest box provision
No development shall take place until full details of nest box provision have been submitted and approved in writing by the Department and these approved details shall be completed prior to the occupation of any dwelling.
no objection
no objections subject to access arrangements per drawings SOH-12B and SOH-15
no objection
satisfied with proposal, no further comments
no objection subject to conditions for demolition timing, tree protection, and nest boxes
support the application but request boundary wall monitoring (not a material planning consideration)
Highway Services initially did not oppose but issued a revised DNOC response on 15/11/2024 after revisions addressed access concerns; Ramsey Town Commissioners requested deferral for review; no other consultee responses provided recommendations.
Department of Infrastructure Highway Services
Conditional No ObjectionThe proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objections to the proposal subject to...; All Highways issues have been addressed in the revisions.; The alteration to the highway, in the form of access widening and kerb alteration, will require a Section 109(A) Highway Agreement to be made post planning consent.
Conditions requested: all access arrangements, including visibility splays, to accord to Drawing No. SOH-12B and SOH-15; hatched area on Drawing No. SOH-12B marked ‘potential to widen existing driveway’ to be included in the formation of the access lane
Ramsey Town Commissioners
No Commentrequest that you defer any decision on the above application until such time as the Commissioners have had the opportunity to fully consider the plans.; The Board meet on Wednesday 20th November, 2024, following which I will contact you again.
