29 March 2022 · Committee
Dalveen, Bircham Avenue, Ramsey, Isle Of Man, IM8 2ly
This application sought approval in principle for residential development at Manninagh and Dalveen, Bircham Avenue, Ramsey. The site currently contains two three-storey townhouses and garaging or warehouse buildings. During the process, the application was amended so that specific details such as the number of dwellings, design, and access were removed, with the intention that these would be assessed in a future application if the principle of development was found acceptable. The Planning Committee refused the application on 29 March 2022, in line with the officer's recommendation. Four refusal reasons were recorded. The applicant failed to demonstrate that removing the existing townhouses would be acceptable given their positive contribution to the area, that any replacement development would result in a net increase in dwellings, and that the site could be redeveloped without unacceptable flooding or tree loss impacts.
The Planning Committee refused the application on 29 March 2022. The applicant did not provide enough information to show that demolishing the existing townhouses would be acceptable given their positive contribution to the area, that redevelopment would result in a net increase in dwellings, or that the site could be redeveloped without unacceptable impacts from flooding or tree loss.
Refusal Reasons
new development, including individual buildings should be designed to make a positive contribution
Insufficient information has been provided to demonstrate that the removal and replacement of the existing dwellings would be acceptable due to their positive contribution to the surrounding area
Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. 4.4 Economy 4.4.1 The Spatial Strategy identifies the Major Employment Areas around the Island. While the majority of business and employment is focused around the Douglas Metropolitan Area, there are other major employment areas at Castletown, the Airport/Freeport, Peel, Ramsey and Jurby. The Department considers the distribution of employment areas provides a spread of employment opportunities around the Island. While recognising the opportunities for small scale local employment within existing centres it is considered new employment should, in the main, be concentrated within existing settlements or those major employment areas referred to in the Island Spatial Strategy and illustrated on the Key Diagram. Existing Local and new Area Plans will provide detailed boundar ies for these areas. From time to time Government may judge it appropriate to offer financial incentives to encourage economic activity or investment in particular parts of the Island.
applications which would involve the loss of existing housing which is fit for habitation or which could be made fit at reasonable cost will not usually be approved unless accompanied by firm proposals for replacement housing
Insufficient information has been provided to demonstrate that the site could be redeveloped without the loss of the existing houses or that, if such loss occurred, the resulting development would result in a net increase in dwellings
Housing Policy 18: Applications which would involve the loss of existing housing which is fit for habitation or which could be made fit at reasonable cost will not usually be approved unless accompanied by firm proposals for replacement housing. CHAPTER 9 BUSINESS & TOURISM CONTENTS 9.1 Introduction 9.2 Industry, Storage and Distribution 9.3 Commerce 9.4 Retailing 9.5 Tourism CHAPTER 9 BUSINESS AND TOURISM 9.1 Introduction 9.1.1 The Government's central policies include the pursuance of "manageable and sustainable growth based on a diversified economy" and ensuring that "the Island has a population which is sufficient in skills to serve the needs of the community and the economy". These policies have enabled the Department to formulate the Strategic Economic Objectives set out in Chapter 3 (at paragraph 3.4). 9.1.2 Having regard to these Objectives, the Department has proposed Strategic Economic Policies in Chapter 4 (at paragraph 4.4). In terms of their impact on employment, these policies may be combined to produce the following single general policy:-
incorporates where possible existing topography and landscape features, particularly trees and sod banks
Insufficient information has been provided to demonstrate that the site could be redeveloped without giving rise to unacceptable impacts in terms tree loss
