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The application seeks approval for 46 dwellings on part of a site commonly known as Ormly Fields in Ramsey. The proposed development is within the 111 plots, roads and sewers proposed by concurrent planning application 04/02311/B.
There are a significant number of objections from local residents to the proposed development. These objections cover a multitude of issues including concern over traffic impact, service provision in
Ramsey, drainage, density of development, potential overlooking, loss of privacy and loss of view. The application is strongly supported by Ramsey Town Commissioners and the Department of Transport Highways Division has no objections subject to the imposition of conditions.
In terms of land use the application site is zoned for residential development within the Ramsey Local Plan and I would suggest that it is potentially the best remaining large-scale residential site in Ramsey. The Local Plan requires the open space to be retained, a new primary school to be provided if necessary, low density housing to be used and landscaping to be incorporated. The open space is retained, no new primary school is needed and landscaping is incorporated. Whilst the density is probably not lower than the existing Ormly Hall Estate I do not consider that it could be called high density and that the better, more economic use of land to reduce the pressure on the open countryside supports this.
Ramsey Town Commissioners, in their role as drainage authority, are content that the drainage situation is suitable and the Department of Transport Highways Division are satisfied that the proposed highway arrangements are suitable. I consider the proposed layout to be acceptable and the provision of public open space and access to adjacent open space appropriate. Overall, I cannot see any reason why the application should not be approved and accordingly recommend that the application be approved.
Recommended Decision : Permitted
Date of Recommendation : 02.03.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing no.s 09A, 10D, 11D, 60, 61, 62, 63, 64, 65, 66, 67, 68, 69, 70 and 71 date stamped the 5th November 2004.
C 3. Prior to the occupation of the dwellings there must be a direct connection from them to an existing highway, via a footways and carriageways that are adequately lighted and completed up to and including a base level of approved specification to the satisfaction of the Planning Authority after consultation with the Highway Authority.
C 4.
No dwelling shall be occupied until the parking facilities and vehicular access have been completed to the satisfaction of the Planning Authority after consultation with the Highway Authority. Such parking facilities and vehicular access shall be retained thereafter.
C 5. Prior to the commencement of work on the penultimate dwelling the estate road must be completed to the satisfaction of the Planning Authority after consultation with the Highway Authority.
C 6. On completion the development shall become a Home Zone. Home Zone features at the access point(s) must be constructed to the satisfaction of the Planning Authority after consultation with the Highway Authority.
C 7. The Manx Museum and National Trust (Manx National Heritage) must be informed of the date of the commencement of works and be given access and opportunity at all reasonable times to inspect the site, observe all excavations and investigate any archaeological features exposed.
C 8. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
C 9. All services including electricity and telephone where installed must be laid underground.
C 10. Prior to the commencement of development details/samples of the external appearance and colour finishes of the buildings must be submitted to and agreed by the Planning Authority.
N 11. The applicant/developer is advised that the estate road construction should comply with Manx Roads 2.
N 12. The applicant/developer is advised that an agreement under S.4 of the Highways Act 1986 must be entered into between the applicant/developer and the Department of Transport prior to any work commencing on site. The applicant/developer should contact the Network and Planning Section (tel: 01624 686682) in this regard. The applicant/developer is further advised that failure to enter into an agreement before any work starts on site will result in roads not being adopted and that such information will be disclosed on search.
N 13. The applicant/developer is advised to contact the Fire Safety Department with regards to access arrangements for fire service vehicles, water supplies and the position of fire hydrants.
N 14. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
For water connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the Isle of Man Water Authority Planning and Projects Section, telephone 695958.
The applicant/developer is advised to contact Ramsey Town Commissioners with regard to the adoption of public open space within the development and the provision of appropriate child play equipment within such areas.
Decision Made : ... Committee Meeting Date : ...
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