21 October 2022 · Planning Committee
Cooil-Ny-Marrey, Waterloo Road, Ramsey, Isle Of Man, IM8 1ea
The proposal involves demolishing the existing two-storey sheltered housing blocks at Cooil-Ny-Marrey and replacing them with a mainly three-storey U-shaped care home for 45 residents, including a day care centre with cafe for up to 20 people, on a 1.45-acre site in a predominantly residential area of Ramsey.
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The officer concluded the proposal would not have significant adverse impacts on public or private amenities, complying with the IOM Strategic Plan 2016, Ramsey Local Plan, and Residential Design Guid…
Strategic Policy 1
Requires efficient use of land and resources. Officer assessed principle of redeveloping existing residential site for care home as efficient reuse.
Strategic Policy 2 - Priority for new development to identified towns and villages
Priority for new development in towns like Ramsey service centre. Site in defined settlement supports this.
Strategic Policy 3 - To respect the character of our towns and villages
Respect character of towns. Three-storey terraced form matches Waterloo Road's prevailing 3-5 storey terraces.
General Policy 2
General development considerations including no significant adverse amenity impacts. Key test passed on visual, neighbour amenity, highway, flood, ecology.
Environment Policy 13
No unacceptable flooding risk. Overruled objection via raised floors (6.24m AOD with freeboard), attenuation, evacuation plan improving on existing.
Community Policy 6
New community health care facilities without over-concentration. Replaces existing facility in Ramsey.
Environment Policy 4
Wildlife and nature conservation. Satisfied by amended wildlife-friendly landscaping and swift bird boxes.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Vehicular access
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only.
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.
Bicycle store
The development shall not be occupied or operated until the secure and covered bicycle store have been provided in accordance with the approved plans. The secure and covered bicycle store shall be retained at all times thereafter.
Landscaping
All planting, seeding or turfing comprised in the approved details of landscaping (drawings PL494-PP01 and PL494-PP02) must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the kennel extension, 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.
Swift bird boxes
Prior to the occupation of the development the 4x Schwegler 1A integrated Swift Bird boxes shown on the Proposed External Elevations Sheet 1 of 3. (Drg no. p-08 Rev A) shall be installed and retained thereafter.
Flood mitigation
The flood mitigation measure as outlined within Section 5.0 (Flood Mitigation), 6.0 (Surface Water Management), Section 7.0 (Residual Risk), Section 8.0 (Conclusion) and which includes the finished floor level being set at 6.24m AD02 of the Flood Risk Assessment prepared by Graham Schofield Associates shall be full adhered to and measures retained thereafter.
no objection
no objection subject to conditions for access and layout
no objection subject to conditions for landscaping and swift bird boxes
private drainage no impact on public highway
no concerns from fisheries perspective
request condition for archaeological access during demolition
Highways Development Control raises no objection subject to conditions on drawings; Manx Utilities no objection subject to drainage conditions; DEFA Arboricultural and Ecosystem Policy object or support with concerns over tree removal and landscaping; Manx National Heritage reque…
Key concern: removal of Category B cherry tree without sufficient mitigation
HIGHWAYS DEVELOPMENT CONTROL
Conditional No ObjectionHighways Development Control raises no opposition subject to conditions for the proposal to meet Drawing no: P-02 and P-03 Rev A.; Recommendation: DNOC
Conditions requested: proposal to meet Drawing no: P-02 and P-03 Rev A
Manx Utilities Authority
Conditional No ObjectionManx Utilities Authority has assessed the above planning application and would like to advise you that the Authority has no objection to the application subject to the following condition/s
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s); The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to Manx Utilities. All drainage works must conform to the requirements of “Manx Sewers for Adoption”; Surface water attenuation system to remain private at all times and will not be considered for public adoption; communication fee of £1,500.00 will be payable to Manx Utilities Authority in respect of each property being connected
Senior Arboricultural Officer
ObjectionThe Directorate will therefore be objecting to this application on the basis that the proposed development includes the removal of a tree worthy of a category B classification
Ecosystem Policy Officer
Conditional No ObjectionThe Ecosystem Policy Team do not object to these plans, but we believe that there is potentially a missed opportunity here
Conditions requested: No Wildlife Act 1990 Schedule 8 invasive non-native plant species, or cherry laurel, should be used in the planting scheme
Manx National Heritage
Conditional No Objectionwe would therefore request the application of a condition allowing MNH staff access to the site during demolition works
Conditions requested: condition allowing MNH staff access to the site during demolition works to record any remains that may be present
