13 October 2008 · Planning Committee
Land Off, Crescent Road, Ramsey, Isle Of Man, IM8 2jw
The proposal involved building seven four-bedroom detached dwellings (most with integral garages) on a site previously used partly as a market garden/nursery, located in a predominantly residential area off Crescent Road in Ramsey. Access was planned via an estate road on the adjacent approved site (07/01672/B).
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The officer considered the principle of residential development acceptable in a predominantly residential area with adjacent approval for seven dwellings, but key issues tipped against approval.
Transport Policy 4
Requires new/existing highways to accommodate vehicle/pedestrian journeys safely per environmental objectives. Failed due to insufficient details on sightlines/access, dependency on non-owned adjacent estate road stopping 2.8m short of boundary, and drainage routing through adjacent site.
Transport Policy 7
Requires parking provision per current standards. Plans inadequate lacking hard/soft landscaping/driveways to confirm compliance; Highways objected on insufficient details despite apparent space.
Housing Policy 5
Requires 25% affordable housing for developments of 8+ dwellings in residential areas. Site (7 dwellings) combined with adjacent approved 7 dwellings (shared access/drainage) totals 14, triggering requirement despite separate ownerships; no provision made.
No objection but observations on shared access/drainage with adjacent site requiring affordable housing if combined, and insufficient drainage details
No comment on merits; recommend informative note on smoke detection and contact Fire Service
No comment on merits; request informative note on water connections
Recommendations on boundary fencing/gating to minimum 1.5m height for security/privacy (no details shown on plans)
Multiple consultees responded to planning application 08/00965/B for seven dwellings off Crescent Road, Ramsey, with IoM Water Authority requesting a standard connection condition, Fire Service recommending smoke detection, Architectural Liaison Officer raising security concerns,…
Key concern: insufficient drawings to assess highway safety including sightlines and access
Isle of Man Water Authority
Conditional No ObjectionSee Note (1)
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; For connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the IoMWA Planning and Projects Section, tel. 69 59 58
Architectural Liaison Officer
No CommentSecured by Design recommends that boundaries between rear gardens and public areas within new developments are defined by the use of 1.8 m tall fencing, and that gating between front and rear gardens should be to a similar height.
Conditions requested: fencing and gating should be to a minimum height of 1.5 m to afford a suitable level of security and privacy; 1.8 m fencing could be achieved through the use of a combination of fencing and trellising
Ramsey Town Commissioners
No Objectionwhilst they had no objection to the proposal, they made the following observations
Conditions requested: should the adjoining site form part of a planning application within the next twelve months that affordable housing provision for the combined site be implemented
Department of Transport Highways Division
ObjectionUntil these details are provided the Department is unable to comment on this application and would oppose the granting of planning permission.; The DoT opposes the above application.
Isle of Man Fire & Rescue Service
Conditional No ObjectionConditions requested: The installation of mains wired, interconnected domestic smoke detection conforming to BS 5466 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended in accordance with Section 1 of the Building Regulations 2000 - Approved Document B
