9 December 2022 · Delegated - Principal Planner (Chris Balmer)
River House, Riverside, Ramsey, Isle Of Man, IM8 3da
The proposal involves building a detached double garage measuring 9m wide, 7.3m long, and 3.7m high with a flat roof covered in grass, located next to the existing garage within the residential curtilage of River House, a large two-storey detached dwelling bordering the Sulby River.
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The officer assessed the proposal against General Policy 2 (GP2) of the Isle of Man Strategic Plan 2016 and found it compliant as it respects the site and surroundings in terms of siting, scale, and l…
General Policy 2
GP2 permits development in accordance with land-use zoning if it respects site/surroundings in siting/layout/scale/design/landscaping, does not harm landscape/townscape character, avoids adverse amenity impacts, protects watercourses, provides safe access/parking, avoids flood risk, and considers energy efficiency. The officer tested the garage's flat-roofed, grassed design and walled location against criteria (b), (c), (d), (f), (g), (h), (i), (j), (l), finding it well-integrated with no visual/amenity/flood/watercourse impacts due to screening and positioning.
Environment Policy 3
Prohibits unacceptable loss/damage to woodland of amenity/conservation value. No issue raised as site has no registered trees or tree area.
Environment Policy 7
Guidance for developments near watercourses; unmitigable impacts not permitted. Assessed as no significant pollution risk due to drainage to existing hardstanding; condition imposed for construction phase.
Environment Policy 4
Protects ecology. No specific concerns raised or assessment detailed beyond watercourse.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Protects ecology. No specific concerns raised or assessment detailed beyond watercourse.
Environment Policy 10 - Development and flood risk
Requires flood risk assessment where flooding potential exists. Site mostly in high tidal flood risk but garage area outside; no FRA needed as low risk confirmed.
Environment Policy 13 - Development and flood risk
Prohibits development with unacceptable flood risk on/off-site. Garage not in flood zone; condition prevents residential use near edge.
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.
No surface water discharge to watercourse during construction
During Construction, there must be no discharge of surface water to the watercourse abutting the western and southern boundaries of the site. Reason: To ensure that the watercourse is not adversely affected by the discharge of harmful materials, such as concrete or washings.
Retention for parking use only
The garage building hereby approved shall be erected in full accordance with the approved details, and shall thereafter be retained for parking purposes only. The building shall not be used for residential accommodation. Reason: The Department has assessed the impact of the proposal on the basis of the specific use and the documents submitted.
Do not oppose
no objections provided that there is no adverse effect on the adjacent watercourse and precautions taken during works near the watercourse
request tidal flood mitigations and no residential use of the structure if approved
no objection
Highway Services, DEFA Fisheries, DOI Flood Risk Management (after amendment), and Ramsey Town Commissioners all raised no objections to application 22/01048/B for a double garage at River House, Riverside, Ramsey, with Flood Risk Management initially objecting but later withdrawing it subject to conditions.
Key concern: building of residential properties in known flood zones
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.
DEFA Fisheries
Conditional No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse.
Conditions requested: precautions will be needed to reduce the possibility of harmful materials such as concrete or washings entering the river
Department of Infrastructure Flood Risk Management Division
ObjectionFRM do not support the building of residential properties in known flood zones.; O
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionDNOC; If this Planning Application is Approved FRM would request that the structure is built with Tidal Flood Mitigations and that the structure is not permitted to be used for residential accommodation.
Conditions requested: the structure is built with Tidal Flood Mitigations; the structure is not permitted to be used for residential accommodation
DOI, IOM Flood Hub
No ObjectionWe have withdrawn the objection and amended our comments on this application.
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal.
