9 September 2021 · Delegated - Head of Development Management (Stephen Butler)
The Grove Museum, Andreas Road, Ramsey, Isle Of Man, IM8 3ua
The proposal involves building a new two-storey detached dwelling with an attached garage on a square, flat site within the residential curtilage of Rheast Mooar House, which was a traditional two-storey property that has since been demolished.
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The officer determined that the proposal has no significant impacts upon public or private amenities, complying with Strategic Policy 1 (optimising previously developed land in settlements), Strategic…
Strategic Policy 1
Requires optimising previously developed land in settlements utilising infrastructure. Officer found proposal meets this as site in Ramsey service centre on former residential curtilage.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in towns/villages like service centre Ramsey. Site complies as within settlement, not countryside.
General Policy 2
Requires development to respect site/surroundings in siting, scale, design, landscaping; no adverse amenity/highway/tree impacts. Assessed compliant due to central siting, tree retention, glazing conditions, parking.
Housing Policy 4
New housing in towns/villages or extensions. Acceptable in Ramsey service centre.
Transport Policy 4
Highways to accommodate development safely. Highway Services confirmed no issues; access/visibility approved previously.
Transport Policy 7
Parking per standards. Proposal provides 2 spaces and turning, conditioned for use.
Environment Policy 42
Design to reflect local character; no inappropriate backland or loss of green spaces. Not backland/tandem; trees retained with landscaping condition.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Parking and turning
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Obscure glazing
Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the following windows and shall be maintained as such thereafter; North Elevation - first floor Ensuite rooms x 2
Arboricultural Method Statement
Prior to the commencement of the development hereby approved an Arboricultural Method Statement, adhering to the recommendations of BS5837:2012 (Trees in relation to design, demolition and construction - recommendations), shall be submitted to and approved in writing by the Department. The agreed protection measures and programme of arboricultural supervision detailed within shall adhered to in full.
Project Arboriculturist appointment
For the purposes of undertaking the required arboricultural supervision, prior to the commencement of the development hereby approved, details of the appointment of a suitably qualified and experienced tree specialist to the role of Project Arboriculturist (PA) shall be submitted to and approved in writing by the Department. The Department shall be notified in writing if person appointed to the role of PA changes.
Soft landscaping
No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting (tree planting) showing, type, size and position of each. 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 dwelling, whichever is the sooner. 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.
No objection. Happy to see modern sustainable property replacing historic one.
No significant negative impact on highway safety, network efficiency or parking. Advise electric vehicle charging.
DEFA Arboricultural Officer initially objected due to lack of tree protection information but later recommended conditional approval after additional reports; DOI Highways and Ramsey Town Commissioners raised no objections; neighbour representations objected on overlooking and tree impacts.
Key concern: Lack of arboricultural impact assessment and tree protection plan affecting retained mature trees
Senior Arboricultural Officer, Agriculture & Lands Directorate, DEFA
Conditional No ObjectionThe report provided demonstrates that the development could be implemented without having a significantly detrimental impact on the health of the retained trees.; For these reasons I would like register the Directorates objection to this application.
Conditions requested: Prior to the commencement of the development hereby approved an Arboricultural Method Statement, adhering to the recommendations of BS5837:2012, shall be submitted to and approved in writing by the Department. The agreed protection measures and programme of arboricultural supervision detailed within shall adhered to in full.; In a separate condition, the applicant confirm the appointment of a Project Arboriculturist prior to commencement
DOI Highways Division
No ObjectionAfter reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.; Electric vehicle charging points should be provided to aid climate change objectives.
DOI Highways Division
No ObjectionHighway Services note the additional information uploaded on 11 August 2021 and the advice, in part, to prune trees overhanging the highway. This is likely to require use of the highway to enable completion of such a task, for which a highway licence necessary.; we continue to apply no opposition to this proposal.
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal. Whilst it was recorded that Ramsey Town Commissioners were disappointed to see the loss of a historic property, they were happy to see a modern sustainable property being put in its place.
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to the amended plans
