17 October 2023 · Planning Committee
Former Barn To The Rear Of, The Auburns, 19, Lezayre Road, Ramsey, Isle Of Man, IM8 2lp
The proposal involved developing the large rear garden of an existing two-storey detached house at The Auburns with four two-storey detached dwellings, each with a 6.5m x 9m footprint, plus 288.6sqm of parking and driveway hardstanding, totaling 526sqm of impermeable surfaces, and widening the vehicular access.
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The officer concluded that insufficient information was provided in the Flood Risk Assessment to demonstrate appropriate mitigation measures could safeguard occupants from flooding, failing Appendix 4…
Environment Policy 10
Requires flood risk assessment with specific plans and details per Appendix 4 (e.g. flood extents, hydraulics, mitigation) where flood risk potential exists. Officer found submitted FRAs deficient in required elements like flood alleviation plans, hydraulic structures, cross-sections, displaced water modelling, failing to demonstrate implementable mitigation.
Environment Policy 13
Prohibits development resulting in unacceptable flood risk on or off-site. Proposal failed as high-risk site lacked evidence it would not increase vulnerabilities or flooding intensity, with no flow path modelling and practical constraints on raising floor levels.
Policy R/R/P3
Presumption against developing sites providing 'breathing spaces' with trees/mature landscaping/green space in residential zones. Site garden forms part of green corridor with public amenity; proposal's hardstanding and layout would deplete it, harming character.
Environment Policy 42
New development must respect local character; inappropriate backland development or removal of green spaces contributing to visual amenity/sense of place not permitted. Proposal's layout and 526sqm hardstanding would remove garden contributing to locality identity and ecosystem services.
General Policy 2
Development must respect site/surroundings in siting/layout/scale/landscaping (b), not adversely affect townscape character (c), not affect amenity/character of locality (g), not on flood risk land (l). Failed on flood risk, character loss from green corridor depletion, and amenity impacts.
Strategic Policy 4
Development must protect/enhance landscape quality (b) and not cause environmental pollution/disturbance (c). Proposal harms urban landscape via green corridor loss and increases flood disturbance risks.
No significant road safety or highway network efficiency issues; no opposition subject to access arrangements per specified drawings
Percolation test acceptable
No objection providing conditions met on works near watercourse and pollution prevention
Highways initially objected due to visibility and internal road design issues but later raised no objection subject to conditions; DEFA Biodiversity requested ecological surveys and landscaping; Manx Utilities and DEFA Fisheries had no objection with conditions; Ramsey Town Commissioners objected on character and townscape grounds.
Key concern: substandard visibility splay and non-compliant internal road design (Highways initial objection)
Department of Infrastructure Highways Development Control
ObjectionHighway Services oppose the proposal in principle due to the: substandard visibility achievable from the altered access, compared to the intensification of use of the access the development would bring; non-compliant internal road design which could cause conflict between vehicles and pedestrians; and unsuitable road design to allow for on-street visitor parking whilst maintaining safe movement.; As provided, the proposal is contrary to General Policies 2 (h) and (i).; Recommendation: Oppose
Conditions requested: Section 109(A) Highway Agreement required post planning consent; internal road to comply with Manual for Manx Roads design standards for adoption or private street; shared surface minimum 5m width increasing to 5.5m; larger turning head; vehicle tracking to confirm manoeuvres; run off/surface water drainage to prevent flow onto public road; retain or provide alternative road drainage
Department of Infrastructure Highways Development Control
Conditional No ObjectionThe proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no opposition to the proposal subject to...; Recommendation: DNOC
Conditions requested: all access arrangements, including visibility splays, to accord to drawing No. 22 1631 02 Rev A and 22 1631 04 Rev A; Section 109(A) Highway Agreement needed after grant of planning consent; separate allocation for bicycle parking: one space per bedroom per plot; consider provision of electric vehicle charging points
DEFA Biodiversity
Conditional No Objectionwe request that a condition is secured for a landscaping plan to be provided at the detailed application stage.; It is our strong recommendation that a survey for bats and birds is undertaken... prior to the detailed application stage; Bats are legally protected under the Wildlife Act 1990
Conditions requested: condition for landscaping plan at detailed application stage; bat and bird survey by qualified ecological consultancy prior to detailed application stage and demolition
Manx Utilities Authority
Conditional No ObjectionManx Utilities Authority has assessed the above planning application and would like to advise you that the Authority has no objection to the application subject to the following condition/s; MU can confirm [percolation test] is acceptable
Conditions requested: NO discharge of surface water to foul drainage system(s); proposed dwellings must be connected to public sewer(s) in manner acceptable to Manx Utilities; all drainage works to conform to 'Manx Sewers for Adoption'; CCTV surveys at developer’s expense; communication fee of £1,500.00 per property
DEFA Fisheries
Conditional No ObjectionFisheries, DEFA has no objection to this proposal providing the following conditions are met
Conditions requested: works to watercourse bank/channel restricted to July-September; works conducted according to written method statements agreed with Inland Fisheries Section; soakaway or interceptor on surface water drain before watercourse
Ramsey Town Commissioners
ObjectionRamsey Town Commissioners wish to submit an objection to this proposal.; contrary to General Policy 2(b) and 2(c), of the Isle of Man Strategic Plan 2016.
Ramsey Town Commissioners
Objectionresolved to maintain their objection to this application.
