25 May 2021 · Planning Committee
Land West Of 1 Seamount Road, Seamount Road, Ramsey, Isle Of Man, IM8 2ht
The proposal seeks Approval in Principle for a single dwelling on a screened backland site within a residential area of Ramsey, addressing only the principle of development and means of access/parking, with all other details (siting, design, landscaping etc.) reserved for a future application.
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The officer concluded that the principle of residential development is appropriate as the site is within a predominantly residential area under the Ramsey Local Plan 1998, screened from public view by…
Strategic Policy 1
Requires optimising previously developed land in towns with efficient site use and infrastructure. Officer found site in existing town Ramsey sustainable for residential use.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development to existing towns/villages. Site within Ramsey town accords with this and Housing Policy 4.
General Policy 2
Requires development to respect site/surroundings in siting layout scale design landscaping without adverse amenity/highway impacts. Principle acceptable; details reserved with conditions to ensure compliance.
Housing Policy 4
New housing primarily in existing towns. Site in Ramsey town complies.
Transport Policy 4
Highways must accommodate development safely. Existing access mitigates visibility concerns; no worsening of safety.
Transport Policy 7
Requires parking per standards. Future reserved matters to include per condition 3.
Environment Policy 42 - character and need to adhere to local distinctiveness
New development to respect settlement character; no inappropriate backland or removal of visual amenity green spaces (identified in plans). Site screened not identified as protected; nearby open spaces exist.
Strategic Policy 4
Protect/enhance urban nature conservation. Conditions for biodiversity measures ensure no net loss.
Time limits for reserved matters and commencement
Application for approval of all of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice or the expiration of two years from the date of approval of the last of the reserved matters, whichever is later.
Reserved matters approval required
Approval of the details of siting, design, external appearance of the building[s], internal layout of buildings, site layout, drainage, and landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced and the development shall only be carried out in accordance with the details as approved.
Reserved matters to include bike EV parking waste storage
Any future Reserved Matters application shall also include the following details: i. Bicycle, EV charging points and car parking provisions in accordance with the adopted standard ii. Waste bin storage and collection.
Reserved matters details surface materials levels drainage biodiversity
Plans and particulars of the reserved matters referred to in condition 2 shall include details of; (a) the surface treatment of any roadways and other parts of the site which will not be covered by buildings; (b) all external materials to be used in the development; (c) existing and proposed ground and floor levels; (d) foul and surface water drainage. (e) integrated measures to support bio-diversity.
Driveway and access construction prior to occupation
Prior to the occupation of the dwelling the driveway and means of vehicular access identified on "highways access drawing ref 04/A"; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction.
Landscaping installation prior to occupation
Prior to the occupation of the dwelling, the landscaping as proposed by the reserved matters condition 2 under landscaping of the site, shall be installed and retained thereafter.
Highway Services objected due to inadequate visibility splays and road safety risks in both initial and amended proposals; DEFA Biodiversity raised no objection with conditions for ecological mitigation; other consultees including Ramsey Town Commissioners objected on amenity, design, and principle grounds, while Manx National Heritage had no concerns.
Key concern: inadequate visibility splays and road safety risks from new access and parking
DEFA Biodiversity
Conditional No ObjectionIf approval in principle is given then the Ecosystem Policy Team request that a condition is secured for the next stage of the application to include details of appropriate and proportionate ecological mitigation measures; All birds, their nests, eggs and young are protected by law (Wildlife Act 1990)
Conditions requested: details of appropriate and proportionate ecological mitigation measures such as replacement Manx native planting and integration of bird or bat bricks; details about where trees and other vegetation is to be retained alongside a tree survey and tree protection plan; installation of swift nest bricks high up under the eaves on a northerly elevation
Department of Infrastructure Highway Services
ObjectionAccordingly, Highway Services oppose this application. A more favourable response may be given on submission of further detail and revisions; Recommendation: O - Additional detail and revisions
Conditions requested: garages retained for parking and bicycle storage; garage doors to operate on roller; electric vehicle charging point for each unit; vehicle tracking to show manoeuvres; S109(A) Highway Agreement for highway works
Department of Infrastructure Highway Services
ObjectionAccordingly, Highway Services oppose the application.; Recommendation: Oppose
Conditions requested: consideration of electric vehicle charging point; Section 109(A) Highways Agreement for dropped kerbs
Manx National Heritage
No ObjectionMNH does not have any concerns with this application; Any works to the trees and bushes would therefore ideally take place outside the nesting season
Ramsey Town Commissioners
ObjectionRamsey Town Commissioners wish to object to this proposal
