4 July 2014 · Delegated - Director of Planning and Building Control
Land Adjacent To, Brackenthwaite, Postal Locality, Port Lewaigue, Ramsey, Isle Of Man, IM7 1ag
The proposal involves building a modern two-storey dwelling with a floor area of approximately 275 square metres and five en-suite bedrooms, positioned at the front of a 0.5 hectare site close to the main road, angled to take advantage of sea views, with a detached timber garage, re-graded gardens, and reworked vehicul…
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The site is zoned for low density housing in parkland under the 1982 Development Plan, making it an acceptable location in principle despite not being a defined settlement, given proximity to Ramsey's…
Strategic Policy 1
Requires optimising use of under-used land and efficient site use considering access, landscaping, open space and amenity. Assessed as acceptable despite not especially sustainable location near Ramsey, with efficient use via 0.5ha plot respecting topography.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in towns/villages, countryside only exceptionally. Site not in defined settlement but zoned for housing in 1982 Plan, close to Ramsey, considered acceptable in principle.
Spatial Policy 5
New development to make positive environmental contribution via design. Design assessed as 'interesting and of good quality' with modern touches, positive contribution to local built environment.
Strategic Policy 10
Promote integrated transport minimising car journeys, no adverse highway safety. Highways no objection with visibility condition, sufficient parking per standards.
Strategic Policy 5
Development in defined settlements or countryside per GP3. Relied on 1982 zoning for low density housing overriding lack of defined settlement status.
General Policy 1
Have regard to Development Plan and material considerations. Officer assessment weighs 1982 Plan zoning against Strategic Plan.
General Policy 2
Development per zoning if respects site/surroundings in siting/layout/scale/design/landscaping, no harm to character/amenity/highways/trees. Satisfied as design respects trees/topography, no harm to character/amenity/highways.
Housing Policy 4
New housing primarily in settlements, countryside exceptionally. Not exceptional rural case but justified by 1982 housing zoning.
Transport Policy 7
Parking per standards. Sufficient space for two vehicles, condition to secure.
Low Density Housing in Parkland
Requires substantial high-quality buildings in 0.4ha+ plots sitting naturally respecting contours/trees, no tree felling. 0.5ha plot, design post pre-app discussions 'sufficient regard' to aims despite not fully substantial due to tree safeguards, sits comfortably.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Render colour
The render shall be finished in white, off white or such other colour to be first agreed in writing by the Planning Authority, and permanently retained as such. Reason: In the interests of the appearance of the development.
Drive materials
The drive shall be finished in stone paviors or such other materials to be first agreed in writing by the Planning Authority. Reason: In the interests of the appearance of the development.
Parking and turning
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
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 33.89 metres to the west and 30.12 metres to the east, as identified on Drawing Number 0150/01 07 received on 25 June 2014. Such visibility shall be fully provided before occupation of the dwelling hereby permitted and shall thereafter be maintained at all times. Reason: In the interests of highway safety.
Tree protection
No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected around any existing trees and other existing or proposed landscape areas. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works. Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
No objection, defer to planning officer, request condition to prevent further mature tree removal
No objection, recommends visibility splays condition of 33m x 30m
