29 January 2013 · Delegated
St Olaves, Bowring Road, Ramsey, Isle Of Man, IM8 3es
This application sought approval in principle for a sheltered accommodation development within the curtilage of St Olaves House, a large detached property on the western side of Bowring Road, Ramsey, just south of its junction with Jurby Road. The site is set back approximately 30 metres from the main road and is largely screened from public view. The application was considered under delegated authority by the Department of Infrastructure. Permission was granted on 29 January 2013, subject to eight conditions. The officer recommended approval and the final decision was consistent with that recommendation.
The Department of Infrastructure approved the application in principle for a sheltered accommodation development at St Olaves House, Bowring Road, Ramsey. The officer recommended approval and the delegated decision matched that recommendation. Eight conditions were attached to the permission.
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
As the proposed use is consistent with the land use designation, the provisions of General Policy 2 are applicable in this case
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
Condition 1
Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced.
Condition 2
The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
Condition 3
The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.
Condition 4
This approval relates to the principle of the demolition of St. Olave's and all buildings on site as shown in the location plan and plans reference D398-LS-01, D398-LS-02, and D398-LS-03 all received on 6th June, 2012 and JD.0 received on 27th November, 2012 and their replacement with a sheltered housing development. No approval is granted or implied to the development shown in the plans as they do not make provision for the retention of the trees on site which it is considered desirable to retain.
Condition 5
The application for the reserved matters must demonstrate that the existing sycamore and eucalyptus trees at the eastern edge of the site are to be retained during and after the implementation of the development. The application for the reserved matters must include method statement for the protection of these trees during the course of construction together with a tree protection plan which demonstrates how the development can be undertaken whilst not encroaching into the required protection area for these trees.
Condition 6
The application for the reserved matters must demonstrate how a safe means of access can be provided from the site onto the public highway together with the available visibility splays of 2m by 36m and the means of ensuring that these splays remain free from impediment or obstruction.
Condition 7
The application for the reserved matters much demonstrate that the development does not adversely affect the outlook or privacy of those in adjacent residential property.
Condition 8
The proposed development may only take place upon land which is designated on the Ramsey Local Plan as Residential: development may not encroach or adversely affect the area designated as Woodland on this plan.
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
