APL Planning Statement

Planning Statement

This image displays an aerial site location map with a specific plot of land outlined in red and labeled 'SITE'. The site is situated adjacent to the Sulby River and near existing residential properties.

An aerial site location map showing a plot of land outlined in red labeled 'SITE' situated next to the Sulby River and near a road junction.

Penketh-Millar 23 West Quay

Ramsey IM8 1DL

5 April 2022

Aerial Photograph Of Site

Erection of 2 detached dwellings with integral garages on land adjacent to St Olaves Kitchen Garden, Jurby Road, Ramsey.

1.0 PROPOSED SITE: The site is a proposed vacant plot located between “Appletree Grove” and “St Olaves” off the A13 Jurby Road in the boundary of Ramsey. We attach above an Aerial Photograph which indicates the overall site marked in red.

The site is located on the current Ramsey Area Plan as “Predominantly Residential Use”, extract copy attached below.

This image displays a technical architectural elevation drawing of a two-story detached house with an attached garage, labeled as the South East Elevation.

This image displays a North East elevation architectural drawing of a modern two-story detached house featuring a balcony and an integral garage.

Architectural elevation drawing showing a two-story detached house with an integral garage and pitched roof.

Architectural elevation drawing of a two-story detached dwelling showing windows, balconies, and an integral garage.

Site location map for planning application 22/00444/B in Ramsey, highlighting the proposed development plot in orange.

2.0 PREVIOUS APPLICATION: There is currently an active planning approval in place, under P.A. No- 04/02308/B, for the proposed erection of two four storey blocks, each containing eight flats.

This was originally approved on the 25th May 2005 and extended to 25th May 2012.

We attach extract copies of the approved drawings below.

An architectural ground floor plan showing the layout of two new detached dwellings (Block A and Block B) situated on a site with existing buildings and landscaping features.

APPROVED UPPER FLOOR PLANS

Architectural drawing showing the first floor plan for two new detached dwellings with site context and existing buildings.

Architectural elevation drawing showing a large detached house on the left and two blocks of residential flats on the right.

APPROVED SOUTH ELEVATION TO SULBY RIVER

Architectural elevation drawing showing a multi-story block of flats and a detached house with surrounding landscaping and boundary walls.

Architectural elevation drawing showing the east and west elevations of two proposed building blocks labeled A and B.

Approved 3D Renders

A scanned planning document page featuring a perspective rendering of the 'St. Olaves Development' in Ramsey, dated 2004.

Architectural perspective rendering of a large white residential development with multiple gables and balconies, likely a proposal from a 2004 application.

Approval Notice 04/02308/B

Works to the approved access have commenced on site within the required expiry date of 25th May 2012 and P.A. No 04/02308/B is valid and active. See attached below correspondence between the original applicant and the Planning Department with regards to commencement of works on site.

9

10

Two photographs showing the site entrance with disturbed earth, fencing, and nearby residential buildings.

A photograph showing a gravel driveway and cleared land in the foreground with a large yellow building in the background.

11

The image displays two photographs from a planning document showing site conditions. The top photo features a blue site cabin and earthworks, while the bottom photo shows the site access from a public highway with tem... — The image displays two photographs from a planning document showing site conditions. The top photo features a blue site cabin and earthworks, while the bottom photo shows the site access from a public highway with temporary fencing.

A photograph showing a vacant plot of land with bare earth, fenced off from the street with temporary metal barriers.

12

A photograph showing the site access from the public highway with a temporary fence and bare earth, accompanied by a certification statement regarding development works.

13

We provide a “Comparison Drawing”, number 21 1613/11, which shows the proposed footprint of the previously approved development indicated in blue in comparison to the footprint of the proposed scheme.

The total external floor area of the approved scheme, under P.A. No- 04/02308/B, is approximately 880 square metres per block, in comparison with 540 square metres per proposed dwelling.

The ridge height of the approved scheme, under P.A. No- 04/02308/B, is set approximately 2.8m higher than the proposed dwelling ridge level of 32.075.

3.0 VEHICLE ACCESS: The approved access under P.A,. No- 04/02308/B, which served 16 flats, and has commenced on site would be utilised to serve the proposed two dwellings.

We indicate on the submitted drawings numbered 21 1613/08 & 09 the proposed vehicle access and visibility splays afforded to the existing access.

The visibility splay looking in a easterly direction is 2.4m x 51m to the road junction with Bowring Road. The visibility splay looking in a westerly direction is 2.4m x 115m to the road junction with Ash Grove where the road levels start to dip. Any features that fall within the visibility splays are to be take down to and maintained to a maximum height of 1m. The internal vehicle access would be constructed to a minimum width of 6m.

There is ample space for a minimum of 2No on site car parking spaces per dwelling with space also to manoeuvre within the confines of each plot to allow vehicles to both enter and exit each site in a forward gear.

4.0 SITE PHOTOGRAPHS: We provide a series of site photographs numbered 1 to 13 on a separate document which provide further details of the existing vehicle access and proposed site.

5.0 EXISTING SERVICES: The following services are available in the immediate area:

• Foul and surface water drainage.
• Electricity.
• Water
• Telecommunication.

We attach below a series of service maps that show the approximate location of the existing services.

House<br><br>evorGeertelppA<br><br>BeaconsfieldTowerResidentialHome<br><br>3<br><br>2<br><br>Cumberland<br><br>Ma<br><br>	yfield<br><br>IMPORTANT INFORMATION These plans are for indicative purposes only and do not give exact positions of M.U. assets. There may therefore be items of plant for which no record is shown. It is not possible to transfer our records on to your plans. Highway Drainage is the responsibilty of the Department of Insfrastrucure. Other Highway drainage may exist in addition to that indicated on this plan. Alterations to road alignments, surface levels and buildings may have been made subsequent to the records being taken so depths and locations may vary.Anomalies may exist in the location of features and properties on the Isle of Man Base-map. Locations of all services to individual properties are NOT SHOWN on the enclosed map, nor any electical or sewerage plant. There may be other privately owned plant in the area, you should check with Manx Telecom, Manx Gas and other Utilities before proceeding with any work.
<br><br>Beaconsfield House<br><br>St Olaves Lodge<br><br>St Olaves<br><br>Belmont<br><br>4<br><br>
---
<br><br>	Garey<br><br>
---
<br><br>Ramsey<br><br>Location Plan<br><br>Boundary limits of this enquiry are the curtilage of the plan Scale 1:443.941961307449<br><br>MANX UTILITIES PO Box 177 Douglas Isle of Man IM99 1PS British Isles<br><br>Tel: +44 (1624) 687766 Fax: +44 (1624) 687612<br><br>email: [email protected]
---

Before any excavation takes place plase consider the following: All health and safety procedures including those covered by HS(G)47. Asset location for other utilities. Trial holes or asset marking for MUA assets<br><br>(Any damage WILL result in repair and administration charges).	Valid from the below date of issue and for a period of 14 days. 04/03/2022

Maps Reproduced from the Isle of Man Survey map with the Permission of the Department of Infrastructure and under licence from Ordnance Survey U.K. (c) Crown Copyright

Foul and surface water drainage

A utility search map displaying drainage and sewer lines overlaid on property boundaries for St Olaves Lodge and surrounding properties.

A technical legend table for a drainage network map, detailing symbols for public and private water, sewers, and manholes.

evorGeertelppA

Tb

RY305

St Olaves Lodge PO Box 177 Douglas Isle of Man IM99 1PS British Isles

Tel: +44 (1624) 687766 Fax: +44 (1624) 687612

e-mail: [email protected]

LEGEND<br><br>HV Network [Gis]<br><br>HV Underground Cable.11kV IS<br><br>LV Network [Gis]<br><br>LV Overhead Line.IS<br><br>LV Overhead Line.+PL IS LV Pole.Location - Single LV Underground Cable.IS LV Joint.IS<br><br>LV Joint.Pole Term IS<br><br>Services Network [Gis]<br><br>Service Overhead Line.Route IS<br><br>Service Underground Cable.Route IS<br><br>Service Joint.IS<br><br>Service Joint.Pole Term IS<br><br>TB Street Furniture.Location IS - Telephone Box<br><br>

<br><br>PL Furniture.IS - PL Column<br><br>Roads and Buildings [Gis]<br><br>Property.Location No Supply<br><br>Property.Location Supply<br><br>OS Feature.Building Outline<br><br>OS Feature.Centre Line of Road<br><br>OS Feature.General Line Detail<br><br>OS Feature.General Peck Detail<br><br>OS Feature.Pecked Road Metalling<br><br>OS Feature.Vegetation/Landform Limit (supp)<br><br>OS Point.Non-Coniferous Trees<br><br>OS Point.Rough Grassland
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St Olaves

IMPORTANT INFORMATION: These plans are for indicative purposes only and do not give exact postitions of our cables and plant. Alterations to road alignments, surface levels and buildings may have been made subsequent to the records being taken so depths and locations may vary. Anomolies may exist in the location of features and properties on the Isle of Man 'base-map'. The locations of all service cables to individual properties are NOT SHOWN on this plan, nor any water or sewage plant. There may be other privately owned plant in the area, you should check with all other utilitiy providers before proceding with any work.

ESS No: 51956 Client: St Olaves, Jurby Road, Ramsey

Visiting Inspector: Client:

SITE VISIT ONLY:

All cable excavation works must be carried out in accordance with the 'Guidance note HS(G)47' available from the Health and Safety at Work Inspectorate. All work near overhead power lines should be carried out in accordance with HSE guidance notes GS6.

Valid for this enquiry and 14 days from the date of issue only: 04/03/2022

Reproduced from the Isle of Man Survey map with the permission of the Department of Infrastructure, '(c) Crown Copyright'

Electricity

House<br><br>evorGeertelppA<br><br>BeaconsfieldTowerResidentialHome<br><br>3<br><br>2<br><br>Cumberland<br><br>Ma<br><br>	yfield<br><br>IMPORTANT INFORMATION These plans are for indicative purposes only and do not give exact positions of M.U. assets. There may therefore be items of plant for which no record is shown. It is not possible to transfer our records on to your plans. Alterations to road alignments, surface levels and buildings may have been made subsequent to the records being taken so depths and locations may vary. Anomalies may exist in the location of features and properties on the Isle of Man 'Base-map'. Locations of all services to individual properties are NOT SHOWN on the enclosed map, nor any electical or sewerage plant. There may be other privately owned plant in the area, you should check with Manx Telecom, Manx Gas and other utilities before proceeding with any work.
<br><br>Beaconsfield House<br><br>St Olaves Lodge<br><br>St Olaves<br><br>Belmont<br><br>4<br><br>
---
<br><br>	Garey The Mooragh<br><br>
---
<br><br>Ramsey<br><br>Location Plan<br><br>Boundary limits of this enquiry are the curtilage of the plan Scale 1:443.941961307449<br><br>MANX UTILITIES PO Box 177 Douglas Isle of Man IM99 1PS British Isles<br><br>Tel: +44 (1624) 687766 Fax: +44 (1624) 687612<br><br>email: [email protected]
---

Before any excavation takes place plase consider the following: All health and safety procedures including those covered by HS(G)47. Asset location for other utilities. Trial holes or asset marking for MUA assets<br><br>(Any damage WILL result in repair and administration charges).	Valid from the below date of issue and for a period of 14 days. 04/03/2022

Maps Reproduced from the Isle of Man Survey map with the Permission of the Department of Infrastructure and under licence from Ordnance Survey U.K. (c) Crown Copyright

Water

Utility search plan displaying electricity network locations, overhead lines, and underground cables for a site in Ramsey.

evorGeertelppA<br><br>4<br><br>St OlavesChurch<br><br>TheRectory<br><br>3<br><br>2<br><br>St OlavesLodge<br><br>St Olaves<br><br>")F<br><br>f®<br><br>")X<br><br>F<br><br>")F<br><br>")F<br><br>¢<br><br>¢<br><br>¢<br><br>)C<br><br>¢<br><br>")C<br><br>Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) OpenStreetMap contributors, and the GIS User Community	evorGeertelppA<br><br>4<br><br>St OlavesChurch<br><br>TheRectory<br><br>3<br><br>2<br><br>St OlavesLodge<br><br>St Olaves<br><br>")F<br><br>f®<br><br>")X<br><br>F<br><br>")F<br><br>")F<br><br>¢<br><br>¢<br><br>¢<br><br>)C<br><br>¢<br><br>")C<br><br>Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) OpenStreetMap contributors, and the GIS User Community	evorGeertelppA<br><br>4<br><br>St OlavesChurch<br><br>TheRectory<br><br>3<br><br>2<br><br>St OlavesLodge<br><br>St Olaves<br><br>")F<br><br>f®<br><br>")X<br><br>F<br><br>")F<br><br>")F<br><br>¢<br><br>¢<br><br>¢<br><br>)C<br><br>¢<br><br>")C<br><br>Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) OpenStreetMap contributors, and the GIS User Community	evorGeertelppA<br><br>4<br><br>St OlavesChurch<br><br>TheRectory<br><br>3<br><br>2<br><br>St OlavesLodge<br><br>St Olaves<br><br>")F<br><br>f®<br><br>")X<br><br>F<br><br>")F<br><br>")F<br><br>¢<br><br>¢<br><br>¢<br><br>)C<br><br>¢<br><br>")C<br><br>Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, (c) OpenStreetMap contributors, and the GIS User Community
The position of Manx Telecom plant is shown as accurately as possible but the locations must be regarded as approximate. For an accurate location of our existing plant, please contact 625001 giving a minimum of 5 working<br><br>days before the commencement of the excavations. This is a free service, however Manx Telecom will charge for any damage caused to their plant where this procedure is not followed.<br><br>Note: This information is only valid for a period of 21 days from date of issue. Shown below:<br><br>Date: 03/03/2022<br><br>	LEGEND<br><br>Conduit<br><br>18 mm 25 mm<br><br>50 mm 75 mm 80 mm 90 mm 100 mm<br><br>29 mm<br><br>Buried Cable<br><br>Structure<br><br>")g Unknown<br><br>F Cabinet<br><br>²³ Building !( Pole<br><br>")J Joint Post ")C Carriageway ")F Footway<br><br>")X Coupling ")M Manhole<br><br>¢<br><br>Duct Tee (R) Duct Tee (L)<br><br>¢<br><br>Unknown Conduit<br><br>	³	1 inch = 38 feet<br><br>St Olaves

Telecommunication

A site plan showing a road with adjacent land parcels and proposed site boundaries marked by dashed lines.

This image displays a site plan map highlighting the location of the application site within a rural village setting near St Olaves Church.

A site plan map showing property boundaries, a road, and the label 'St Olaves Lodge'.

A cropped section of a site location plan showing pink building footprints on a green background with road boundaries.

A site plan or location map showing property boundaries and pink building footprints with the label 'St Olaves' visible.

APL Planning Statement

Source & Provenance