22 April 2022 · Delegated - Director of Planning and Building Control (Jennifer Chance)
Field 134001, Bride Road, Ramsey, Isle Of Man, IM7 4ad
The proposal was for a new single storey modern dwelling with a new access and parking on Field 134001, Bride Road, Ramsey, which is in open countryside within an Area of High Landscape or Coastal Value. The site is not within any area zoned for development under the 1982 Development Plan.
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The key consideration was the principle of a new dwelling in the countryside on land not allocated for development. The officer assessed that the site is part of the countryside, not within settlement…
General Policy 3
Requires that development will not be permitted outside areas zoned for development, except for essential housing for agricultural workers. The officer assessed the proposal fails this as the site is countryside and no agricultural need was evidenced.
Environment Policy 1
Protects countryside and ecology for its own sake, prohibiting development that adversely affects it unless overriding national need with no alternative exists. The site is countryside outside settlements; no overriding need was shown.
Environment Policy 2
Prioritises protection of landscape character unless development does not harm it or location is essential. The proposal in High Landscape Value area was not shown to avoid harm or be essential.
Housing Policy 8
Related to controls on new housing in countryside; referenced alongside Housing Policy 7 requiring exceptional agricultural need, which was not demonstrated.
does not oppose this application; no significant road safety or highway network efficiency issues
does not oppose this application
Highways Development Control and Highways Drainage raise no objection subject to conditions on visibility splays, access construction, and drainage; Manx National Heritage raises concern over cliff nesting sand martins and requests a condition; Lezayre Parish Commissioners deferred their response.
Key concern: disturbance of cliff nesting sand martins
Highways Development Control
Conditional No ObjectionThe proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objection to the proposal subject to the visibility splays remaining free from obstruction above a height of 1.05m for the entirety of the development’s lifetime, and the access arrangements to accord to Drawing No.002.; The Applicant is advised that a S109(A) Highway Agreement is needed after the grant of planning consent.
Conditions requested: visibility splays remaining free from obstruction above a height of 1.05m for the entirety of the development’s lifetime; access arrangements to accord to Drawing No.002; proposed access constructed of a bound and consolidated surface material; Section 109(A) Highway Agreement required post planning consent
Lezayre Parish Commissioners
No CommentThe Commissioners would like to defer their decision on the following planning applications, until after their next meeting which will take place on Thursday 7th April 2022. You will receive their response on Friday 8th April 2022
Manx National Heritage
Conditional No ObjectionOur primary concern with this proposed development is the disturbance of cliff nesting sand martins. Sand martins are recorded as nesting in small hollows on the face of the sand cliffs below the proposed dwelling.
Conditions requested: condition of that permission be to demonstrate how materials or runoff from the proposed works would be prevented from dropping down the cliff onto the beach below
Highways Drainage
No ObjectionThe Agent has indicated that the proposed new driveway would fall away from the public highway and as such would satisfy Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.; Recommendation: Do not oppose.
