6 December 2010 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Palm Winds, The Vollan, Ramsey, Isle Of Man, IM8 3uj
The proposal involved demolishing a large 1970s dormer bungalow and replacing it with 4 new two-storey dwellings on the same residential curtilage site, located on an elevated position above Vollan Crescent with a cliff edge to the southeast.
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The principle of residential development was acceptable as the site is within a predominately residential zoned area under the Ramsey Local Plan with an existing dwelling.
Strategic Policy 1
Requires optimising use of previously developed land, efficient site use considering access/landscaping/amenity, and utilising infrastructure. Officer assessed site as previously developed residential curtilage in residential zone, with adequate access/parking/amenity standards proposed.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in existing towns/villages. Site in Ramsey (town) residential zone, so principle acceptable; no countryside location issues.
General Policy 2
Permits development in line with zoning if respecting site/surroundings in siting/layout/scale/design/landscaping, no adverse amenity/traffic/highway impacts, adequate services. Officer confirmed compliance across visual amenity (setbacks overcome prior visual prominence), neighbour amenity (no overlooking), highways (visibility ok), drainage (resolved), design (contemporary acceptable).
Housing Policy 1
Provision for 6000 additional dwellings 2001-2016. Contributes to housing supply in zoned residential area.
Housing Policy 4
New housing primarily in towns/villages per Area Plans. Site zoned residential/office in Ramsey Local Plan, so permitted.
Housing Policy 6
Residential zoned land per area plan brief or para 6.2 criteria. No specific brief; assessed good/innovative contemporary design acceptable.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the demolition of existing dwelling and erection of 4 dwellings as proposed in the submitted documents and drawings HART 25 - 001, HART 25 - 002, HART 25 - 003, HART 25 - 004 REV A, HART 25 - 005 and HART 25 - 006 all received on 7th September 2010 and 29th November 2010.
Landscaping scheme
No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the storage building/garaging hereby permitted. Details of the soft landscaping works include additional planting within the site. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
Parking provision
Prior to the occupation of any of the dwellings the hardstanding fronting the respective property must be completed to allow the required parking provision for two off road parking space.
Do not oppose subject to condition: No vegetation to be placed on the grass verge within visibility splays as the minimum of 600mm will not be maintained
No objection but observation: The development as proposed should not create any adverse effect on existing properties on Vollan Crescent in terms of water run-off from the site
no objection but made observation
no comment on the merit of the proposed development but request informative notes on sewer connections; connection of four dwellings acceptable subject to requirements
no comment on the merit but request informative note to contact for cables/overhead lines and electricity supply
All consultees raised no objections to the application, with conditions related to drainage, sewer connections, electricity safety, and visibility splay maintenance.
Key concern: Underground Cables/Overhead Lines present in the area
Ramsey Town Commissioners
No Objectionwhilst they had no objection to the proposal, they made the following observation: - The development as proposed should not create any adverse effect on existing properties on Vollan Crescent in terms of water run-off from this site.
Isle of Man Water and Sewerage Authority
Conditional No ObjectionAll drainage works must conform to the requirements of the Isle of Man Water and Sewerage Authority’s “Manx Sewers for Adoption” and all necessary inspections/surveys [including CCTV] are to be carried out at the developer’s expense
Conditions requested: The proposed dwellings must be connected to the public sewer(s) in a manner acceptable to the Isle of Man Water and Sewerage Authority; All drainage works must conform to the requirements of the Isle of Man Water and Sewerage Authority's "Manx Sewers for Adoption" and all necessary inspections/surveys [including CCTV] are to be carried out at the developer's expense; a communication fee will be payable to the Isle of Man Water and Sewerage Authority in respect of these properties being connected (directly or indirectly) to the public drainage system; the applicant must give 21 days notice, in writing, to the Isle of Man Water and Sewerage Authority, prior to making any communication to the public sewer; The proposed development must be connected to the public sewer(s) in a manner acceptable to the Isle of Man Water and Sewerage Authority and on terms and conditions, which must be agreed with the Authority prior to the commencement of any building works; Isle of Man Water and Sewerage Authority must be advised, in advance, of the date of the connection of each dwelling to the public sewer(s); as built drawings of the development once it has been completed; If the developer requires the proposed sewers and associated drainage works to be adopted, the Isle of Man Water and Sewerage Authority recommends that the developer enter into an adoption agreement with the Authority prior to work commencing on site, in accordance with section 8 of the Sewerage Act 1999
Drainage Division, Department of Transport
Conditional No Objectionthe addition of four dwellings into the Ramsey system is acceptable to the Division subject to all adoptable drainage works meeting with the requirements of the Division, it should also be noted that NO surface water will be permitted into any foul system
Conditions requested: all adoptable drainage works meeting with the requirements of the Division
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application
Conditions requested: the applicant must contact the Authority; contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application; MEA requires 24 hours unrestricted access to the cables in the Public Highway
Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following conditions | No vegetation to be placed on the grass verge within this visibility splays as the minimum of 600mm will not be maintained
Conditions requested: No vegetation to be placed on the grass verge within this visibility splays as the minimum of 600mm will not be maintained
