26 August 2021 · Planning Committee
15, Auldyn Walk, Ramsey, Isle Of Man, IM8 2tn
The site is a flat 0.55 hectare parcel in the Poylldooey area of Ramsey, designated for residential use under the Ramsey Local Plan and as part of a 'Neighbourhood Centre 4' in the West Ramsey Development Framework.
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The officer concluded the proposal would not have significant adverse impacts on public or private amenities, complying with Strategic Policy 2, Spatial Policy 2, General Policy 2, Housing Policies 4,…
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires new development in existing towns/villages or sustainable urban extensions. Site in Ramsey (service centre) on designated residential land, with no countryside location issues.
Spatial Policy 2
Concentrates development in service centres like Ramsey. Proposal provides housing, retail, and nursery in appropriate location.
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; no adverse amenity, highway, flood, or habitat impacts. Assessed compliant on visual amenity, neighbour privacy (20m+ separations), highway safety, and flood risk.
Housing Policy 4
New housing in towns or zoned extensions. Site zoned residential in Ramsey service centre.
Housing Policy 5
25% affordable housing for 8+ dwellings. Met via Section 13 agreement (4 on-site + commuted sum).
Housing Policy 6
Residential on zoned land per area plan brief. Complies with West Ramsey framework for medium/high density.
new retail provision at a scale appropriate. Major retail development proposals to be supported by Retail Impact Assessment
Supports retail in existing areas at appropriate scale without adverse impact. Small 100sqm unit serves local needs.
Business Policy 10
Retail in town centres or neighbourhood shops in large residential areas. Fits 'Neighbourhood Centre 4'.
Recreation Policy 3
New residential 10+ dwellings to provide amenity space. Met via Section 13 for new play area in adjacent open space.
Community Policy 1
New residential areas to provide neighbourhood centres. Includes shop and nursery.
Community Policy 2
New facilities to serve local population accessibly. Nursery and shop for residents.
Transport Policy 4
Highways to accommodate development traffic safely. Visibility splays, parking, and turning adequate per Highway Services.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Pedestrian needs in design. Footpath links to bus, schools, and cycle routes provided.
Transport Policy 7
Parking per standards. 49 spaces (2 per dwelling + commercial) compliant.
Environment Policy 4
Alternative energy judged against environmental policies. Not specifically assessed but overall compliance noted.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Energy Impact Assessment for >5 dwellings. Not detailed but included in overall policy compliance.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Estate roads and lighting
No dwelling/nursery/retail unit shall be occupied/operated until the estate road from the junction of the adopted highway to the access of that dwelling/nursery/retail building has been constructed at least to base course level and lighting has been provided. Reason: In the interest of Highway Safety and provide access to each dwelling/nursery/retail building.
Parking provision
No dwelling or the nursery or retail unit shall be occupied/operated until its parking spaces, as shown on drawing Auld_APL_01 & Auld_APL_42 have been provided. Such areas shall not be used for any purpose other than the parking 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 in the interests of highway safety.
Landscaping
All planting (including trees), seeding or turfing comprised in the approved details of landscaping (drawing Auld_APL_30) must be carried out in the first planting and seeding seasons following the completion of the development. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. The approved details of the hard landscaping works include footpaths, walls, fences and hard surfacing materials shall also be completed as shown on drawing Auld_APL_30 prior to the occupation of the relevant building i.e. dwelling, nursery/retail unit and retained thereafter. Reason: To ensure the provision of an appropriate landscape setting to the development.
Use classes
For the avoidance of doubt the retail unit allows the use of the unit for those use outline within the Town and Country Planning (Use Classes) Order 2019 (or any replacement/amendment of that order) as Class 1.1 (Shops), whilst the Children's nursery may only be used as Use Class 4.2 (Childcare or Education). Reason: The application has proposed a retail and children nursery and has been considered on this basis.
No objection
No opposition subject to conditions on layout, bicycle parking, and highway agreements
Request Section 13 agreement for 25% affordable housing (4 on-site units plus commuted sum)
No issues with application; infrastructure acceptable
Site not in high flood risk zone; no opposition
Highways raised no objection subject to conditions for minor layout changes and bicycle parking; Ramsey Town Commissioners had no objection; DOI Public Estates requested 25% affordable housing via Section 13 Agreement; Manx Utilities requested deferral; public representations raised objections on traffic, parking, flooding, density, and infrastructure.
Key concern: absence of bicycle parking for the proposed houses
Department of Infrastructure Highways
Conditional No ObjectionAccordingly, Highway Services raise no opposition to this proposal subject conditions applying to any planning consent granted; Recommendation: DNOC
Conditions requested: conditions applying to any planning consent granted to meet minor layout changes to the site plan, drawing no: Auld_APL_01; provision of details for bicycle parking for each house; Highway Agreements under s4 and s109(A) of the Highways Act 1986; Traffic Regulation Order for the layby to operate as a loading bay; Stage 1 and 2 Road Safety Audits at detailed design stage; bicycle parking for each house in a secure, covered facility separate from any waste bin storage area at one space per bedroom; bicycle parking for the apartments at one per unit; neighbourhood facilities with six bicycle spaces in the form of Sheffield stands
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal
Department of Infrastructure Public Estates and Housing Division
Conditional No ObjectionThe department would therefore request that consideration be given by the Planning Committee to include a requirement, in respect of any approval granted for this site, for the applicant to enter into a Section 13 Agreement
Conditions requested: Section 13 Agreement with the Department to provide affordable housing, based upon the usual calculation of 25% of the number of units approved
Manx Utilities Drainage
No CommentPlease can a request a deferral whilst we review the application.
