11 December 2024 · Committee
St Olaves, Bowring Road, Ramsey, Isle Of Man, IM8 3es
The application proposes demolishing St. Olave's, a large detached house in a state of disrepair on the western side of Bowring Road, and constructing four detached dwellings in its place. The site sits set back around 30 metres from the road, with a stone retaining wall of approximately 2 metres along the eastern boundary and mature trees above it. One of the proposed dwellings would be positioned to the north of the neighbouring terrace at No. 53 Bowring Road, set back between 8 and 11 metres from the roadside boundary wall. The key planning issues assessed were the principle of residential development, visual impact on the character of the area, effects on neighbouring amenities, highway safety, and impacts on trees and biodiversity.
The Planning Committee approved the application on the basis that it complies with relevant planning policies and causes no significant harm to public or private amenities. The redevelopment of a long-disused site for housing was supported as making best use of resources within an existing settlement. Conditions address tree protection, biodiversity, and off-street parking.
Development should make the best use of resources
Strategic Policy 1 would also support the application, given the proposal could be considered to making best use of resources
Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under -used land and buildings, and re - using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
New development in existing settlements must be designed to take account of the particular character and identity
Environment Policy 42 states: "New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality.
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan
Overall, it is considered the proposals would be acceptable and comply with General Policy 2 of the IOMSP
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
New housing will be located primarily within our existing towns and villages
Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages
Housing Policy 4: New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions (1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14. 8.5.6 The anticipated increase in the total number of dwellings on the Island over the Plan period is approximately 14%. By administering the programme of Area Plan preparation, the Department will ensure that there is sufficient land zoned for residential development to meet the overall housing requirement figure required by Housing Policy 1. The Department has resolved to prepare under the provisions of the Town and Country Planning Act 1999 four Area Plans which will concentrate upon larger areas of the Island. These will focus on the North, West, East and South of the Island and correspond with those areas discussed at paragraph 5.9 of the Spatial Strategy Chapter. 8.6 Affordable Housing 8.6.1 The Department is concerned about the increasing difficulties of securing the provision of affordable housing across the Island. The Department can, and does as a Housing Authority, intervene financially to provide financial support to local Authorities; financial support to prospective owner occupiers (through the House Purchase Assistance Scheme 2002) and by direct provision of new houses to rent. The provision of affordable housin g is a material consideration in the preparation of the development plan. In the current situation the Department considers that, to secure an adequate provision of affordable housing, it is appropriate to require that any area of land identified for hous ing purposes should include a contribution towards the provision of affordable housing. 8.6.2 There are currently around 1,584 (as at 31 st March 2007) households on the General Housing Waiting List. In addition, there are some 690 (as at 31 st March 2007) households registered with the Department under the House Purchase Assistance Scheme (HPAS). This indicates a total current need of some 2,274 households for affordable housing. (1) Sustainable Urban Extensions are defined in Appendix 1 8.6.3 In the current circumstances the Department considers that approximately 25 % of new housing provision should take the form of affordable housing. In assessing the appropriate percentage in each instance, the Department will have regard to the fact that the figure is a target over the Plan Period as a whole; to evidence of local housing need; to the nature of the land and viability of the scheme; and to the nature of existing adjacent housing. The 25% provision will be monitored and reviewed as part of any review of the Strategic Plan.
New development should, where possible, be located close to existing public transport facilities and routes
Transport Policy 1 states: "New development should, where possible, be located close to existing public transport facilities and routes
Transport Policy 1: New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes.
The new and existing highways which serve any new development must be designed so as to be capable of accommodating
Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating
Transport Policy 4: The new and existing highways which serve any n ew development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan. 11.3.2 Notwithstanding policies within this plan which encourage travel by means other than private car it is anticipated that the number of vehicles using the Island's roads will continue to increase. This increase in demand is likely to lead to a greater need for road impro vements in order that travel can take place in a safe, effective, and environmentally acceptable manner. The Department of Transport will continue to assess the need for such improvements to public highways and undertake works where appropriate, with much of the improvement within existing roads carried out under the provisions of the Town and Country Planning (Permitted Development) Order2005. The need for improvements to the Island's highway network must be balanced against the environmental objectives of this plan.
The Department will require that in all new development, parking provision must be in accordance with the Department's current standards
Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The finished floors level of the three storey dwellings shall be 21.478 and the bungalow 21.275 as shown on drawing SOH-12B.
Condition 3
The demolition of the existing building shall take place between September to February only.
Condition 4
No site clearance, preparatory work or development shall take place until a detail tree protection scheme accordance with the recommendations of Section 6.2.2 of British Standard 5837:2012 has been submitted to an approved in writing by the Department.
Condition 5
All existing trees shall be retained, unless shown on the approved drawing SOH-16A as being removed.
Condition 6
No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved.
Condition 7
No development shall take place until full details of hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved.
Condition 8
No dwelling hereby approved shall be occupied until the parking area associated with that dwelling have been provided in accordance with the approved plan SOH-04A.
Condition 9
No dwelling hereby approved shall be occupied until the visibility splay(s) identified on drawing SOH-15; 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.
Condition 10
No development shall take place until full details of nest box provision have been submitted and approved in writing by the Department and these approved details shall be completed prior to the occupation of any dwelling.
Approval in principle for a sheltered accommodation development
The proposal sought the principle of the re-development of the site, demolishing the existing buildings on site and their replacement with a new development of sheltered accommodation with warden's accommodation.
Approval in principle to erect a dwelling to the south of St. Olave's
The reasons for refusal related to the lack of sufficient information to demonstrate that the site could be drained of its surface water
Approval in principle to erect a detached dwelling at the front of the site alongside 53, Bowring Road
Re-shaping of bank to the rear of the site (in association with PA04/02308/B)
Approval in principle for the erection of a dwelling alongside 53. Bowring Road
Erection of 2 detached dwellings with integral garages - Land Adjacent To St Olave's, Jurby Road
The following application on a neighbouring and adjoining site to the north of the current site is considered relevant in the determination of the current application