2 October 2018 · Planning Committee (signed by C Balmer, Presenting Officer)
Grand Island Hotel, Bride Road, Ramsey, Isle Of Man, IM8 3uq
The proposal sought approval for a retrospective 1.7m to 1.92m high blockwork boundary wall (with pillars up to 2m) finished in painted render and stone cladding, along with removal of approximately 20 existing Horse Chestnut trees (mostly damaged during unauthorised works) and replanting of 15 Hornbeam trees behind th…
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The officer concluded the boundary wall, due to its height (1.7-2m), position directly onto Bride Road, and significant length, introduces a 'harsh and stark appearance' that is 'wholly out of keeping…
General Policy 2
Requires development to respect site/surroundings in scale/form/design/landscaping, not adversely affect landscape/townscape character or locality amenity. Officer assessed wall as failing due to harsh/stark impact destroying rural 'tunnelling' character, incongruous with local hedgerows/low walls.
Environment Policy 42 - character and need to adhere to local distinctiveness
New development in settlements must reflect local character/identity; no removal of open/green spaces contributing to visual amenity. Wall and tree loss harm rural setting's sense of place; no mitigation sufficient despite replanting.
no objection
No objection to tree removal given damage; welcomes Hornbeam replanting if implemented per plan; recommends conditions for planting maintenance
DEFA Forestry does not object to tree removal given their condition but recommends specific replanting and maintenance conditions; Highways initially objects due to visibility splay issues but later supports with conditions after amendments; Ramsey Town Commissioners defer then have no objection to both original and amended plans.
Key concern: boundary wall obstructing highway visibility splays
DEFA Forestry
Conditional No ObjectionGiven the current condition of the trees and the prognosis for them, as confirmed by Mr Brooker's letter, I could not object to the removal of these trees.; The replanting proposal that is part of this application will contribute to remedying the situation and is welcomed.
Conditions requested: The soil amelioration and tree planting shall be carried out in accordance with the BS8545:2014 Mitigation Planting Plan submitted by Manx Roots Tree Management in support of the application. Any trees which, within a period of 5 years from their planting, die, are removed, or, in the opinion of the Department, become seriously damaged or diseased shall be replaced as is reasonably practicable or in the next planting season with others of similar size, species and number as originally approved, unless the Department gives written consent to any variation.; Evidence that post-planting maintenance has been undertaken, as detailed in the BS8545:2014 Mitigation Planting Plan, submitted by Manx Roots Tree Management, shall be submitted to the Department by the 31st October each year for the first 3 years after planting has taken place.
Department of Infrastructure (DOI) Highways Division
ObjectionFor the 30mph speed limit of Bride Road, highway visibility splays of 2.4m x 43m are required in both directions within which nothing can be above 1m in height.; Highway Services oppose the application as it has an adverse impact on highway visibility and is detrimental to highway safety.
Department of Infrastructure Highways Division
Conditional No ObjectionHighway visibility splays of 2.4m x 42m in both directions (measured along the horizontal not the splay line as shown) would be achieved at the site access junction with Bride Road, with the splays offset 0.5m from the carriageway edge which is deemed acceptable.; Highway Services does not oppose the application subject to the following planning conditions.
Conditions requested: The boundary walls along the site frontage of Bride Road are to be reconstructed as shown on drawing no. 15022-350 D prior to occupation of the development with no part of the walls, including the foundations, encroaching onto or under the adoptable footway.; The highway visibility splays shown on drawing no. 15022-350 D shall be provided prior to occupation of the development and maintained as such thereafter with nothing above 1m in height within the visibility splay areas.
Ramsey Town Commissioners
No Commentrequest that you defer any decision on the above application until such time as the Commissioners have fully considered the above plans.
Ramsey Town Commissioners
No Objectionthe Ramsey Town Commissioners considered the above application at their meeting on Wednesday 18th April, 2018 and have no objection to the proposal.
Ramsey Town Commissioners
No Objectionthe Ramsey Town Commissioners considered the above application at their meeting on Wednesday 19th September, 2018 and have no objection to the amended plans.
The original application for erection of a boundary wall and associated landscaping was refused due to its incongruous and intrusive impact on the street scene, rural setting, and visual amenities, contrary to GP2, EP42, and SP5. The appellant argued the wall complements the approved housing development, replaces a former wall of similar alignment, provides privacy/security, and that replacement hornbeam trees are suitable as agreed by the Tree Officer. The council defended the refusal citing the site's rural gateway character, lack of similar walls nearby, and loss of tree tunnelling effect. The inspector found the wall acceptable in the emerging suburban context, complementary to the dwellings, necessary for privacy, and supported by suitable replacement planting, concluding it accords with policies. The appeal was allowed subject to conditions on materials, planting, and maintenance.
Precedent Value
This appeal shows inspectors may prioritise functional needs and consistency with approved schemes over strict retention of semi-rural edges in changing contexts, especially with arborist agreement on tree replacement. Applicants should provide strong visual/functional evidence and leverage prior officer comments.
Inspector: Michael Hurley
