23 February 2016 · Delegated - Senior Planning Officer (Chris Balmer)
46, Bowring Road, Ramsey, Isle Of Man, IM8 3rh
The site at the corner of Bowring and Coburg Roads in Ramsey previously held the attractive historic dwelling 'Balladoole', which was demolished after not being deemed worthy of registration. The proposal involves one prominent three-storey detached five-bedroom dwelling on the corner plot, designed to reflect local ar…
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The proposal overcame the five reasons for refusal of the prior four-dwelling scheme by improving design quality, particularly the corner dwelling replicating 'Balladoole's landmark role with traditio…
Strategic Policy 1
Requires optimising previously developed land, efficient site use with access/landscaping/amenity, and utilising infrastructure. Officer found site as former residential curtilage suitable for redevelopment with adequate parking, gardens, and landscaping.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development in existing towns. Site in Ramsey town, zoned predominantly residential, so principle acceptable.
Strategic Policy 3 - To respect the character of our towns and villages
Protects/enhances town character using local materials/design. Corner dwelling references positive cues from Bowring/Coburg Roads dwellings; semis transition appropriately.
Strategic Policy 4
Protects/enhances landscape quality. Tree loss offset by landscaping scheme; no heritage designations affected.
Spatial Policy 5
New buildings make positive environmental contribution. Designs assessed as acceptable replacement for Balladoole, enhancing townscape.
General Policy 2
Permits zoned development if respecting site/surroundings (b), not adversely affecting townscape (c), incorporating landscape features/trees (f), protecting amenities (g), providing access/parking (h), and not harming road safety (i). All tests passed via design, layout, conditions on windows/boundaries/trees/garages/visibility/no extensions.
Environment Policy 42
New development to reflect local character; no inappropriate backland or loss of green spaces. Design supports built form; landscaping replaces trees; not backland.
Housing Policy 6
Residential zoned land per area plan brief or GP2. Complies as zoned residential in Ramsey Local Plan.
Transport Policy 7
Parking per standards. Provides 7 spaces (3 garages +4), exceeding requirement; garages conditioned for car use.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Boundary treatment
Notwithstanding the approved drawings, the boundary treatment between Plots 1 and 2 and Plots 2 and 3 shall be formed of masonry walling, rendered and painted to match the dwellings. Reason: In the interest of the character and appearance of the site and townscape in which it sits.
Visibility splays
The visibility splays identified on Plan 1290.10 shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050mm in height above adjoining carriageway level. Reason: In the interests of highway safety.
Garage parking
The garages hereby approved shall at all times be made available for the parking of private motor car(s) and shall be retained as available for such use. Reason: To provide adequate off-street parking.
Tree/hedge replacement
Any tree or hedge shown on the approved Landscaping Plan (reference 1290.15) that, within five years of the approved development being occupied or completed (whichever is the later), dies, is removed or becomes seriously damaged or diseased, shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department. Reason: To safeguard the appearance of the development and the surrounding area.
Window mechanism
With the exception of the window on the southeastern elevation, all windows of the approved Plot 1 dwelling shall have a sliding sash opening mechanism. The windows shall be retained as such thereafter. Reason: In the interest of the character and appearance of this dwelling and townscape in which it sits.
No 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 subject to visibility splay condition: Nothing must be planted or erected within the visibility splays that may exceed 1.05 metres in height.
In favour of development to tidy rundown site, alleviate parking congestion on Coburg Road, and remove trees undermining property, depositing leaves, blocking light, and touching power lines.
In full support as it will enhance the whole area and increase visual impact.
DEFA Forestry raised concerns about tree removal and inadequate landscaping proposals recommending improvements; DOI Highways and Planning and Building Control Division had no objections with conditions and observations; resident representations supported the proposal.
Key concern: loss of tree cover and inadequate landscaping proposal not meeting BS8545:2014
DEFA Forestry, Amenity and Lands Directorate
Objectionthe group as a whole creates an effective green screen to the houses beyond; the value of this group to be at least moderate, with potential to be high if managed properly; The landscaping proposal for this site lacks any aims and objectives; the landscaping proposal does not meet the recommendations of BS8545:2014
Conditions requested: thinning of tree group with conifers and poor form specimens removed; landscaping proposal to include desired outcome, site evaluation, species characteristics, sourcing, planting specification (pit dimensions/method, backfill, securing, mulches, protection), post-planting maintenance; species changes: 'Chanticleer' instead of 'Bradford', smaller shrub instead of Quercus ilex, 'Streetwise' for Sorbus and Acer; minimum 3m spacing between trees in SE corner unless hedge
DOI Highways
Conditional No ObjectionDo not oppose with condition/comment
Conditions requested: Nothing must be planted or erected within the visibility splays that may exceed 1.05 metres in height.
Department of Infrastructure, Planning and Building Control Division
No Objectionno objection to the proposal; appears to be slightly out of proportion; garages would be unusable due to their size and the location of a boiler
