24 April 2006 · Director of Planning and Building Control (M. I. McCauley)
Land Adjacent To Greenlands, Gardeners Lane, Ramsey, Isle Of Man, IM8 2tf
The proposal was for approval in principle to erect one low-rise dwelling centrally on a 0.66 hectare site of rough ground with heavy perimeter planting, bounded by Gardeners Lane to the south and the Sulby River to the north, elevated 1.5m above the river embankment and 1.2m above the lane.
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The officer assessed the proposal against the Ramsey Local Plan (No. 2) Order 1998, noting the site is zoned as open space or woodland (private estate) and not for residential development or within a …
Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998
Zones site as private estate within area of open space or woodland, not for residential development. Officer assessed proposal as contrary to this zoning, neither residential-zoned nor in predominantly residential area, harming open space protection and Sulby River setting. No exceptional circumstances justified departure.
Low Density Housing in Parkland
Requires exceptional circumstances for development outside built areas in parkland/low density contexts. Site not in built area of Ramsey; officer found no such circumstances, consistent with previous refusal.
Multiple consultees responded to planning application 06/00012/A for approval in principle of a dwelling at Land adjacent to Greenlands, Gardeners Lane, Ramsey, with Ramsey Town Commissioners objecting due to flood risk and policy conflicts, while others raised no objection subject to conditions related to utilities, water protection, and buffer strips.
Key concern: area does flood and... recent flooding in this area... undue flood risk
IoMWA
Conditional No ObjectionFor single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Conditions requested: condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws
MEA
Conditional No ObjectionThis is to discuss working practices around these lines which might be required to be diverted before any work can be carried out on site.
Conditions requested: Please contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Dept, Network Services, as there is a Low Voltage Overhead Line crossing the area... All work on the site to be carried out with reference to HSE Guidance note GS6 and HSE Guidance note HS(G)47. Please contact the M.E.A. for an Electrical Site Safety 5.
Ramsey Town Commissioners
ObjectionThe area has mature landscaping and any development here may prejudice that and may deflect underground water course to the detriment of the amenities of the area.
Environmental Protection Officer (Water)
Conditional No Objectionin order to avoid seepage which could cause pollution
Conditions requested: foul soakaways are separated from these rivers by a minimum of 10 metres
Inland Fisheries
Conditional No ObjectionThis will prevent the disturbance of riparian habitat on the river bank and in the stream bed.
Conditions requested: undisturbed buffer strip of a minimum distance of 8 metres is retained between the development and the river bank
