5 August 2022 · Delegated - Principal Planner (Jason Singleton)
Land Adjacent To St Olave'S, Jurby Road, Ramsey, Isle Of Man, IM8 3pf
Fairway Construction Ltd applied to build two detached two-storey dwellings with integral garages on a flat, cleared site adjacent to St Olave's on Jurby Road in Ramsey, within a predominantly residential area under the Ramsey Local Plan.
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The officer concluded the proposal complies with the Isle of Man Strategic Plan 2016, Residential Design Guide 2021, and Ramsey Local Plan, as the site is designated 'Predominately Residential' and re…
Strategic Policy 1
Requires optimising use of under-used land, efficient site use, and location utilising infrastructure. Officer found site suitable for residential in service centre Ramsey, contributing to housing needs.
Environment Policy 42
New development must respect local character, no inappropriate backland or loss of green spaces. Proposal not backland, design respects varied street scene with conditions for materials variation.
General Policy 2
Development permitted if respecting site/surroundings in siting/layout/scale/design, no adverse amenity/highway impacts, protects trees/habitats. Assessed positively across visual amenity (limited views), neighbour amenity (separations/screening), highway safety (splays/parking), trees (condition).
Environment Policy 4
Protects species/habitats of importance. Site clearance caused habitat loss but pre-dates application; conditions for landscaping, bird/bat features provide mitigation/compensation.
Housing Policy 4
New housing primarily in towns/villages. Site in Ramsey residential area, acceptable principle.
Transport Policy 1
Locate near public transport. Site in built-up Ramsey, access suitable.
Transport Policy 4
Highways to accommodate development safely. Visibility splays and parking compliant.
Transport Policy 7
Parking per standards. Two spaces per dwelling provided.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Visibility splays
The visibility splay(s) identified on drawing 09; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050 mm in height above adjoining carriageway level. Reason: In the interests of highway safety.
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. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Materials approval
Prior to the commencement of any development a schedule of materials and finishes and/or samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The details shall demonstrate how one of the dwellings external ground floor elevations will be finished differently to the other dwelling hereby approved and also the window frames shall be finishes in aluminium or timber windows. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
Scaffolding width for tree protection
Along the north west elevation of Plot 1 all scaffolding shall only be 2 boards in width (0.8m), unless otherwise agreed in writing with the Department. Reason: In the interest of tree protection of neighbouring trees.
Privacy screens
Prior to the occupation of either dwelling hereby approved a 1.8m high obscure glazed/privacy screen is requires to be installed along the western elevation of the ground floor rear balconies of both dwellings and retained thereafter. Reason: in the interest of neighbouring amenities.
Front boundary wall
The front boundary wall shall be finished in Manx stone (as existing) to a height of 1m unless otherwise agreed in writing with the Department. Reason In the interests of the character and appearance of the site and surrounding area.
No future extensions
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
no objection
no significant negative impact upon highway safety, network functionality and/or parking; visibility splays adequate
objection withdrawn following site meeting; arboricultural impact minor, mitigated by scaffolding condition
Multiple consultees responded to planning application 22/00444/B for 2 detached dwellings on Jurby Road, Ramsey; DEFA Forestry initially objected due to tree impacts but later withdrew after site meeting and agreed to a scaffolding condition, DEFA Biodiversity raised concerns ove…
Key concern: pre-application vegetation clearance destroying wildlife habitat and risking pollution to Sulby River
DEFA Forestry
ObjectionDo the Agriculture & Lands object to this application? YES; The likely impact to trees during construction.; The westernmost property will be in very close proximity to the row of trees on the adjacent property, this will create pressure to repeatedly prune, or remove, the trees
Conditions requested: detailed planting plan to mitigate potential damage to trees, to be agreed by the Directorate prior to implementation
DEFA Forestry
Conditional No ObjectionAfter a very productive site meeting today I will be withdrawing my objection to this planning application.; Whilst there will be a modest impact to the adjacent trees I don’t think it is such that it will be to their long-term detriment.; On site we discussed how 2-board scaffolding could be utilised to reduce working space and the extent of pruning. Would it be prudent to include this as a condition?
Conditions requested: Along the north west elevation of Plot 1 all scaffolding shall only be 2 boards in width (0.8m), unless otherwise agreed in writing with the Department. Reason: In the interest of tree protection of neighbouring trees.
DEFA Biodiversity
Conditional No Objectionwe think it is very concerning, and an extremely inappropriate practise, to clear all vegetation from a site and leave entirely bare earth, prior to applying for and receiving Planning consent.; Sediment control measures will be required on site now and the applicant should get in contact with Inland Fisheries for advice.; mitigation/compensation will be required.
Conditions requested: A landscaping plan to be submitted to Planning for written approval which includes details of the planting to the north of both plots, the hedging between the plots, new hedging to the east of plot 2 and new native hedging along the southern boundaries of both plots. We recommend that planting is undertaken with species of high wildlife value (e.g. shrubs which are good nectar producers). No non-native invasive species listed on Schedule 8 Part II of the Wildlife Act 1990, or cherry laurel, should be used.; A specific condition should also be secured for the native boundary hedging to the south of the plots to be planted prior to further construction works and then protected from construction activities by protective fencing.; A plan detailing the measures to be put in place to prevent bird strikes on any glass balconies and balustrades, to be submitted the Planning for written approval.; Swift nest bricks and house martin cups to be installed high up underneath the eaves on the north-western elevation of both properties. Both swifts and house martins like to nest communally and therefore we recommend at least 2 swift bricks and 2 house martin cups are installed on each dwelling. Drawings including the number, type and location of bricks and cups should be submitted to Planning for written approval prior to property construction taking place.; Bat bricks to be installed high up on the south-eastern elevation of both properties. Details of the number, type and location should be submitted to Planning for written approval prior to property construction taking place.
Highway Services Division
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.
DOI Highway
No ObjectionThe entire visibility splays on exit from the proposed access are shown on Drawing No: 21 1613 09, so condition could accord with Drawing or to word to the achievable splays at 2.4 x 115m to left Ash Grove Road and 2.4 x 51m to right Bowring Road at height not exceeding 1.5m. This exceeds the 2.4m x 43m in each direction required for 30mph speed limits.
Conditions requested: condition could accord with Drawing No: 21 1613 09, or to word to the achievable splays at 2.4 x 115m to left Ash Grove Road and 2.4 x 51m to right Bowring Road at height not exceeding 1.5m
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal.
