15 October 2021 · Planning Committee
Workshop Office & Yard, Templar Terrace, Ramsey, Isle Of Man, IM8 3dr
The proposal involves clearing a derelict builder's yard of dilapidated garages, workshops, and portacabins to build two terraces of houses: six two-storey two-bedroom units parallel to Marsden Terrace and four three-bedroom units (two mid-terrace with dormer second floors appearing three-storey at rear) parallel to th…
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The proposal conflicts with light industrial zoning under Ramsey Local Plan and Business Policy 5 but loss of this low-quality employment land is not significant given surrounding residential uses, br…
Strategic Policy 1
Requires optimising previously developed land, efficient site use with access/landscaping/open space, and utilising infrastructure. Officer found proposal achieves this on brownfield site near Ramsey centre amenities.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development to towns/villages like Ramsey service centre. Site's location supports housing regeneration despite zoning.
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, no adverse amenity/highway/flood impacts. Amendments ensured compliance via obscure glazing, parking, flood measures despite initial neighbour concerns.
Housing Policy 4
New housing primarily in towns/villages. Ramsey as service centre justifies despite zoning.
Housing Policy 5
25% affordable housing for 8+ dwellings via Section 13 (2.5 units commuted sum).
Recreation Policy 3
10+ dwellings require open space per Appendix 6; 234sqm on-site plus £12,036 commuted sum for shortfall.
Transport Policy 1
Locate near public transport; site near Ramsey facilities with pedestrian/cycle links.
Transport Policy 2
Provision for pedestrian/cycle routes; links through site to gasworks/Shore Road.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Pedestrian needs equal to vehicles; shared surfaces/pavements proposed.
Transport Policy 7
Parking standards met (2 spaces/unit); conditions secure.
Environment Policy 10 - Development and flood risk
Flood risk assessment/mitigation required; raised floors/resilience measures per Manx Utilities.
Environment Policy 13 - Development and flood risk
No unacceptable flood risk on/off-site after mitigation.
Support regeneration of run-down areas
Supports regeneration of run-down urban areas; derelict yard redevelopment.
Environment Policy 42 - character and need to adhere to local distinctiveness
Design reflecting local character; render/slate roofs match terraces.
Environment Policy 4
Protects species/habitats; no survey submitted but condition requires pre-commencement ecological survey/mitigation (later discharged).
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Contamination investigation
The development hereby approved shall not commence until an investigation and risk assessment has been carried out and a report of the results has been submitted to, and approved in writing by, the Department... [full details as in document]
Ecological survey
No development shall commence until an ecological survey of the site has been submitted to and approved in writing by the Department. The ecological survey shall identify matters of ecological interest within the site and measures to mitigate ecological impacts where appropriate, including a timetable for their implementation.
Parking and access provision
Prior to the occupation of the dwellings hereby approved, the accesses, pedestrian and vehicle areas, including car parking, provision of bicycle parking, and ecvp's shown on drawing no: 19/2788/02A shall be provided and remain free from obstruction thereafter.
Obscure glazing
The proposed first floor windows for units 1-6 with views to the rear of the properties on Loch Villas shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such.
Flood resilience measures
The development must be carried out in accordance with the recommended flood resilience measures stipulated by Manx Utilities in their letter dated 21 August 2021, and the flood mitigation approaches identified in the applicants Planning Statement date stamped and received 21 April 2020, unless otherwise agreed in writing by the Department.
Bin storage
Prior to the occupation of the development hereby approved, the bin storage and recycling collection points shall be provided in accordance with the approved plans and shall be permanently retained thereafter and solely for the purpose of refuse storage.
Landscaping implementation
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced...
Materials approval
All external facing and roofing materials shall remain as shown on the plans and specified within the list of external finishes on the submitted Section and Details plus Field drawing, and Photos & Elevations, date stamped as having been received 20 October 2020.
acceptable subject to Section 13 agreement for 25% affordable housing (2.5 units as two homes + £35,817 commuted sum)
no objection (DNOC) after revised plans/vehicle tracking; conditions for accesses/parking/bike storage
no objection subject to flood resilience measures (raised electrics, tiled floors, etc.)
no objection to amended plans
Highway Services initially objected due to access and waste vehicle issues but later raised no objection after revisions; DEFA Ecosystem was content with post-permission ecological mitigations; private residents strongly objected on access, parking, density, overlooking and amenity grounds.
Key concern: Unsuitability of narrow Gibson Street and Marsden Terrace accesses for waste collection and emergency vehicles due to parking restrictions
Department of Infrastructure Highway Services
No ObjectionAs the additional vehicle tracking information shows that deliveries and collection can reach the site using appropriate routes or sized vehicles, there is no reason for Highway Services to continue opposing this proposal; Recommendation: DNOC
Conditions requested: Accesses, pedestrian and vehicle areas including car parking, bicycle parking, EVCPs and waste bin storage and collection points in accordance with drawing no: 19/2788/02A; Advisory for S4 and S109(A) Highway Agreements
DEFA Ecosystem Policy Team
No ObjectionThe Ecosystem Policy Team can confirm that we are content with the mitigation measures for birds as detailed in the Cover letter for Discharge of Condition 3; We can also confirm that we are content with the plans for the prevention of sediment runoff during construction... and with the proposed drainage arrangements
10 Traie Twoaie
ObjectionWhere do they park?; This surely indicates the obvious that parking is a problem in the area; We continue to urge the Planning Committee... to reject this proposal
2 Loch Villas Gibson Street
ObjectionTo consider employing this lane for frequent two-way traffic is unacceptable and impractical; This totally goes against your own Planning guidance documents
