29 January 2013 · Delegated - Senior Planning Officer (Anthony Holmes)
St Olaves, Bowring Road, Ramsey, Isle Of Man, IM8 3es
The proposal seeks approval in principle to demolish the existing St Olaves House and associated buildings and replace them with a sheltered housing development including warden's accommodation, illustrated by plans showing buildings at the front and rear of the site.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The site is zoned for residential use on the Ramsey Local Plan, creating a presumption in favour of residential development consistent with General Policy 2 of the Strategic Plan.
General Policy 2
Requires development in accordance with zoning, respecting site surroundings, amenity, highway safety, services, trees, and not prejudicing adjoining land. Officer assessed proposal complies in principle as site is residentially zoned and constraints like access, trees, and amenity can be addressed via reserved matters.
Policy R/R/P3
Presumption against developing 'breathing spaces' with trees or green space. Site not considered such a space as it is overgrown/unused and between residential and woodland; prior approvals confirm acceptability.
Environment Policy 42
New development must respect locality character and not remove green spaces contributing to visual amenity. Assessed as site capable of accommodating sheltered housing without adverse character impact, with tree retention condition.
Reserved matters approval required
Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called 'the reserved matters') shall be obtained from the Planning Authority in writing before any development is commenced.
Time limit for reserved matters
The 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 permission.
Commencement time limit
The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.
Approval relates to specific plans in principle
This approval relates to the principle of the demolition of St. Olave's and all buildings on site as shown in the location plan and plans reference D398-LS-01, D398-1-S-02, and D398-LS-03 all received on 6th June, 2012 and JD.0 received on 27th November, 2012 and their replacement with a sheltered housing development. No approval is granted or implied to the development shown in the plans as they do not make provision for the retention of the trees on site which it is considered desirable to retain.
Tree retention and protection
The application for the reserved matters must demonstrate that the existing sycamore and eucalyptus trees at the eastern edge of the site are to be retained during and after the implementation of the development. The application for the reserved matters must include method statement for the protection of these trees during the course of construction together with a tree protection plan which demonstrates how the development can be undertaken whilst not encroaching into the required protection area for these trees.
Highway access and visibility
The application for the reserved matters must demonstrate how a safe means of access can be provided from the site onto the public highway together with the available visibility splays of 2m by 36m and the means of ensuring that these splays remain free from impediment or obstruction.
Neighbour amenity protection
The application for the reserved matters must demonstrate that the development does not adversely affect the outlook or privacy of those in adjacent residential property.
Land use zoning compliance
The proposed development may only take place upon land which is designated on the Ramsey Local Plan as Residential: development may not encroach or adversely affect the area designated as Woodland on this plan.
No objection to the proposal
Visibility splay and pedestrian access on amended drawings acceptable
Two trees (sycamore and eucalyptus) at entrance should be retained with protection measures; other trees have less significance
No comment on merits but requests informative notes on drainage
No comment on merits but requests informative note
