19 November 2015 · Planning Committee
The Grove Museum, Andreas Road, Ramsey, Isle Of Man, IM8 3ua
The proposal seeks approval in principle to build a detached house in the western part of the 0.8-acre garden curtilage of Rheast Mooar House, a traditional two-storey rendered property with slate roof, located on a corner plot in a residential area of Ramsey.
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The site is within residential zoning under the Ramsey Local Plan, establishing the principle of residential development as acceptable, with nearby dwellings supporting this.
Policy R/R/P3
Presumes against development of attractive green spaces with trees in residential areas, requiring prior consultation. Officer noted this but gave precedence to Strategic Plan's merits-based assessment, finding specific impacts acceptable.
Backland Development and Development in the Grounds of Houses
Presumes against backland development in well-landscaped grounds of large houses with tree coverage. Overridden by Strategic Plan, with tree protections conditioned.
Strategic Policy 1
Requires optimising previously developed land, efficient site use, and infrastructure utilisation. Site as residential curtilage complies, with access/amenity standards feasible.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development in existing towns/villages. Ramsey site fits within settlement hierarchy.
General Policy 2
Permits zoned development respecting site/surroundings, amenities, highways, trees, etc. Proposal complies via conditioned mitigations for trees/access/amenities.
Housing Policy 4
New housing in existing towns/villages. Site in Ramsey complies.
Environment Policy 42
Prohibits inappropriate backland development removing green spaces contributing to visual amenity. Deemed acceptable with tree protections and plot size retaining amenity.
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.
Reserved matters application time limit
Application for approval of the reserved matters shall be made to the Department 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.
Approval of reserved matters
Approval of the details of design, siting, external appearance of the buildings, internal layout, parking layout, and landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced.
Arboricultural report
Any Reserved Matters application is required to include an arboricultural report which should address each of the following points: 1. Arboricultural impact assessment... 2. Tree protection plan... 3. A tree constraints plan...
Landscaping plan for southern boundary access
Prior to the commencement of any works to the new access onto Rheast Mooar Lane, as shown on drawing 1501111/4, a landscaping plan must be submitted to and approved by the Planning and Building Control Directorate which shows the boundary treatment along the entire southern boundary of the application site taking into account the require visibility splay of 2 m x 36 metres in either direction.
Access improvements
Any Reserved Matters application is required to include improvements to the existing access which would serve the new dwelling.
does not oppose the application but welcomes improvements to the west access serving the new dwelling
Ramsey Town Commissioners objected to the application citing Policy R/E/P3 against backland development in well-landscaped sites with ample tree coverage, maintaining their objection despite amended plans; Highways do not oppose subject to welcoming improvements to the existing vehicular access due to safety concerns.
Key concern: Backland development and development within the grounds of large houses on sites which are well landscaped within ample tree coverage
Ramsey Town Commissioners
ObjectionThe Ramsey Local Plan 1998 Policy R/E/P3 Backland Development and Development in Grounds of Houses states that 'There shall be a general presumption against backland development and development within the grounds of large houses on those sites which are well landscaped within ample tree coverage'
Ramsey Town Commissioners
Objectionwhilst they noted the amended detail providing tree locations, this has not altered their original recommendation to Object to this proposal; The Ramsey Local Plan 1998 Policy R/E/P3 Backland Development and Development in Grounds of Houses states that 'There shall be a general presumption against backland development and development within the grounds of large houses on those sites which are well landscaped within ample tree coverage'
DOI Highways
Conditional No ObjectionHighways have in the past received communication from residents of the property stating that the existing vehicular access is unsafe due to its location; If this application was to be approved highways would welcome improvements to the west access serving the new dwelling
