29 March 2022 · Planning Committee
Dalveen, Bircham Avenue, Ramsey, Isle Of Man, IM8 2ly
The site at Manninagh / Dalveen, Bircham Avenue, Ramsey, currently holds two three-storey townhouses (Manninagh and Dalveen), garaging, warehouses, and other structures including a partly converted dwelling, within a Predominantly Residential area.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer concluded that while the site's Predominantly Residential zoning favoured residential development in principle, an Approval in Principle requires sufficient information to demonstrate conc…
Spatial Policy 5
Requires new development, including individual buildings, to make a positive contribution. Officer assessed that no information showed replacement dwellings could match the positive contribution of existing three-storey townhouses to streetscene.
General Policy 2
Sets development control criteria including respecting surroundings in siting/layout/scale/design (b), not adversely affecting townscape character (c), and incorporating trees (f). Failed due to lack of evidence on streetscene impact from dwellings removal/replacement and tree retention.
Housing Policy 18
Opposes loss of existing habitable housing unless replaced with net increase. No demonstration that redevelopment avoids loss or provides more dwellings, given constraints.
Environment Policy 10
Requires Flood Risk Assessment for sites in flood risk zones. Part of site in High Tidal Flood Zone but no proportionate FRA for AiP showing safe development.
Environment Policy 13
Prohibits development causing unacceptable flood risk. Insufficient info to show redevelopment avoids flooding impacts.
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires development in settlements and incorporation of trees/landscape features (f). Failed on tree loss without assessment showing retention compatibility.
no opposition subject to conditions for further details at reserved matters stage on access, parking, servicing, waste, swept paths, and Road Safety Audit
No Objection
no concerns in principle but would like to discuss foul and surface water layouts at reserved matters stage
Highways Development Control raises no objection subject to conditions at reserved matters stage regarding access, parking, and circulation; Manx Utilities has no objection but requires discussion of drainage layouts; Ramsey Town Commissioners have no objection; Assistant Tree Of…
Key concern: Inadequate parking provision below IOM Strategic Plan standard of 2 spaces per dwelling
Department of Infrastructure Highways Development Control
Conditional No ObjectionHighways Development Control raises no opposition subject to a condition for further details at reserve matters stage; Recommendation: DNOC; aisle width would require to a minimum of 3m in width; car parking spaces should have minimum dimensions of 5 x 2.6m for standard spaces and 6.6 x 3.6m for fully accessible use
Conditions requested: Pedestrian and vehicular access and circulation arrangements to Manual for Manx Roads criteria; Bicycle, car and accessible parking assessment on varying from the adopted standard and criteria; Servicing, ad hoc collections and deliveries, including loading, unloading and turning points; Waste storage and collection; Swept path analysis; Stage 1 Road Safety Audit; Applicant / Developer shall provide run off / surface water drainage to prevent water flowing onto public road
Construction Design Ltd (agent for 3 Altdale Terrace)
Objectionwe confirm objection to this current proposal; The IOM Strategic Plan requires 2 spaces per dwelling be provided, this proposal allows for 1 space per dwelling
DEFA Assistant Tree Officer
No CommentPrior to the outcome of this application being determined I therefore recommend that you seek clarification from the applicant/agent that this tree is proposed to be retained. If it is, the application needs to demonstrate how construction could be undertaken without damage being caused
Conditions requested: Seek clarification from applicant that tree is proposed to be retained; if retained, submit arboricultural impact assessment demonstrating no damage during construction and future relationship to houses
Manx Utilities
Conditional No ObjectionManx Utilities have no concerns in principle but they will need to discuss the foul and surface water layouts with MU at any reserved matters stage; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s)
Conditions requested: Discuss foul and surface water layouts with Manx Utilities at reserved matters stage; NO discharge of surface water to any foul drainage system(s); Connect proposed dwelling to public sewer(s) in manner acceptable to Manx Utilities; conform to Manx Sewers for Adoption; CCTV surveys at developer’s expense; 10 communication fees of £1500.00 each payable for each property connected to public drainage system
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to the amended plans
