5 June 2014 · Head of Development Management (delegated authority)
Fairfield House, Fairfield Avenue, Ramsey, Isle Of Man, IM8 2ls
The proposal seeks to vary conditions 2 and 3 of the 2012 Approval in Principle (PA 11/01777/A) for a new dwelling within the 0.2 ha curtilage of Fairfield House, extending the deadline for reserved matters submission from 2 April 2014 to 4 April 2015 and commencement from 4 years to 2017.
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The officer assessed whether material planning changes had occurred since the original Approval in Principle PA 11/01777/A, concluding none had: no policy updates, Local Plan changes, new legislation,…
General Policy 2
Supports development in accordance with land use zoning if it respects siting, scale, landscape features like trees, residential amenity, access, road safety, and avoids harm to watercourses or public amenity. Officer found proposal compliant as site is Predominantly Residential, tucked away with no undue harm, and conditions address trees/watercourse.
Backland Development and Development in the Grounds of Houses
Presumption against backland development in well-landscaped sites with ample tree coverage. Officer weighed against GP2, noting previous approval found impact not unduly harmful to public amenity despite trees/open space loss.
Environment Policy 42
Prohibits inappropriate backland development removing open/green spaces contributing to visual amenity/sense of place. Site not visible publicly; trees to be removed not significant to public amenity, so no undue harm.
Environment Policy 7
Protects watercourses requiring risk assessments, pollution measures, 8m buffer; no development within 8m normally. Conditions require drainage details to protect Strooan ny Craw ecology/water quality; previous DEFA advice confirmed no adverse effect.
Reserved matters approval
Details of the (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the Planning Authority before any development is commenced and thereafter the development shall only be carried out in accordance with the details as approved.
Reserved matters details
Plans and particulars of the reserved matters referred to in Condition 1 shall include details of: (a) the provision to be made for the parking and turning of vehicles within the site; (b) the surface treatment of any roadways and other parts of the site which will not be covered by buildings; (c) all external materials to be used in the development; (d) visibility splays, and (e) existing and proposed ground and floor levels.
Reserved matters submission deadline
The application for approval of the reserved matters referred to in Condition 1 shall be made to the Planning Authority prior to 4th April 2015 and thereafter the development shall only be carried out in accordance with the details as approved.
Commencement deadline
The development to which this approval relates shall commence prior to 4th April 2017 or within two years of the final approval of the reserved matters, whichever is the later and thereafter the development shall only be carried out in accordance with the details as approved.
Tree survey
The application for the reserved matters must include a full and accurate tree survey including the positions, canopy spreads, heights, species and conditions of all trees together with a method statement indicating how the works will be undertaken whilst adequately protecting all trees to be retained, in accordance with British Standard 5837:2005 - Trees in relation to construction.
Drainage and watercourse protection
The application for reserved matters must include all engineering works for access, services and pipework and drainage details together with sufficient information to demonstrate that these will not adversely affect either the structural stability of the stream bank or the ecology or water quality of the watercourse.
do not object to the planning application
do not object to the planning application
