24 June 2014 · Planning Committee
The Holly, Grove Mount, Ramsey, Isle Of Man, IM8 3hf
The proposal involves demolishing a dilapidated detached bungalow and erecting two semi-detached dwellings with on-site parking for two spaces per dwelling on a relatively flat site surrounded by houses.
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The site is within a predominantly residential area per the Ramsey Local Plan 1998 and a sustainable urban location near town centre amenities, according with Strategic Policies 1 and 2 by optimising …
Strategic Policy 1
Requires optimising use of previously developed land, efficient site use, and utilising existing infrastructure. The officer assessed the proposal as making effective use of previously developed urban land near amenities and transport, displaying good sustainability credentials.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development primarily to existing towns and villages. The site in Ramsey, a defined settlement, accords with this by steering housing to sustainable urban locations.
Spatial Policy 5
Requires new development to positively contribute to the environment, potentially with a Design Statement. Detailed design is reserved, so assessment deferred to subsequent approval.
Strategic Policy 10
Promotes integrated transport by minimising car journeys and ensuring highway safety. Acceptable due to no Highways objection and adequate parking/access.
General Policy 1
Requires regard to Development Plan and material considerations. Officer applied this as the overarching test.
General Policy 2
Permits development in line with Area Plans if it respects site/surroundings in siting, scale, design; protects amenity, character, highway safety. Proposal complies as site can accommodate two dwellings without detriment, with reserved matters ensuring no adverse impacts.
Housing Policy 4
Locates new housing in towns/villages except exceptional rural cases. Applicable as urban infill replacement housing.
Transport Policy 7
Requires parking per standards. Indicative layout provides two spaces per dwelling, meeting requirements.
Time limit for commencement
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013.
Time limit for reserved matters
Application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved. Reason: To avoid the accumulation of unimplemented planning approvals.
Approval of reserved matters
Details of the siting, design, external appearance, internal layout, means of access and landscaping (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. Reason: To comply with the Town and Country Planning (Development Procedure)(No2) Order 2013.
Visibility splays
There shall be no obstruction to visibility greater than 1.05 metres above adjoining road level forward of a line drawn 2 metres back from the nearside carriageway edge at the centre line of the access and extending 36 metres in either direction. Such visibility shall be fully provided before works commence on the development hereby permitted and shall thereafter be maintained at all times. Reason: In the interests of highway safety.
no objection subject to conditions relating to visibility splays and developer contracting Highways Service ahead of works
Supports the principle of development of the site
Multiple neighbouring residents objected to the proposal due to privacy loss, visual impact out of keeping with bungalow area, and tree/safety concerns; Highways had no objection subject to conditions.
Key concern: Loss of privacy from potential overlooking due to raised ridgeline and second storey windows
Highway Services Division
Conditional No ObjectionDo not oppose subject to the imposition of the following conditions
Conditions requested: The applicant shall contact the Network Operations Section of the Department of Infrastructure prior to carrying out any works within the highway, including the installation of dropped kerbs. Telephone 686665; Visibility splays of 2 x 36 metres in both directions. Vegetation, gates etc to be 1.05 mtrs or below within splays
