21 December 2022 · Planning Committee
Lower Milntown Farm, Lezayre Road, Ramsey, Isle Of Man, IM8 2th
The proposal involves retaining an existing stone barn and demolishing inappropriate modern lean-to and flat-roofed extensions, replacing them with single and two-storey pitched roof extensions of similar footprint to form a new dwelling.
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The officer considered the principle of a new dwelling acceptable as the site is within Ramsey's settlement boundary and designated for predominantly residential use under the Ramsey Local Plan, compl…
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; not adversely affect amenities, landscape, flood risk, highway safety, etc. Officer assessed proposal complies as it fits residential zoning, retains barn character, is screened, provides parking, mitigates flood risk without unacceptable impact.
Environment Policy 13
Prohibits development resulting in unacceptable flood risk on/off-site. Western barn section in high flood risk but no footprint increase, mitigations (raised floors, flood gates) ensure no unacceptable risk; eastern part and driveway outside zone.
Housing Policy 4
New housing primarily in towns/villages or exceptional countryside cases like rural building conversions. Site in Ramsey residential area, so principle acceptable.
Housing Policy 11
Permits conversion of redundant rural buildings if structurally sound, of interest, with modest extensions not harming character. Barn retained (architectural interest), but extensions more domestic; acceptable due to residential zoning and prior compromised southwest elevation, unlike pure countryside sites.
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 further 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.
Flood defence measures
Prior to the commencement of any development details/scaled drawings are to be provided which demonstrate appropriate flood defence measure which shall include flood gates/flood doors or similar to all ground floor entrances of the dwelling, showing the finished floor level of the ground floor of the converted building to be at the same or greater than the finished floor level of the existing dwelling "Lower Milntown Farm" and flood reliance measures to project flood water entering the dwelling hereby approved which all shall be installed/completed prior to the occupation of the dwelling and retained thereafter. Reason: ensure appropriate flood defences to the occupants of the property.
no highway interest
no objections from a fisheries perspective
Highway Services Division and DEFA Fisheries have no objections to the application, while DOI Flood Risk Management opposes due to the site being in a flood zone, and Ramsey Town Commissioners request deferral for further consideration.
Key concern: building or converting to accommodation in a flood zone
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. The Applicant is advised to consider installing bicycle parking and an electric vehicle charging point.
Highway Services Division
No ObjectionHighways Development Control notes the additional information uploaded on 24 November 2022 and continues to not oppose this proposal.
DEFA Fisheries
No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective.
Department of Infrastructure Flood Risk Management Division
ObjectionFRM do not support the building or converting to accommodation in a flood zone
Ramsey Town Commissioners
No Commentrequest that you defer any decision on the above application until such time as the Commissioners have had the opportunity to fully consider the amended plans/additional information. The Board meet on Wednesday 4th January, 2023
