1 December 2020 · Planning Committee
17, Royal Park, Ramsey, Isle Of Man, IM8 3uf
The proposal involves building a single 3-bed dormer bungalow measuring 9.2m deep, 6.5m wide, with a 6.1m ridge height and 3.3m eaves on a narrow rectangular vacant plot in a residential area of Ramsey.
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The officer considered the principle of residential development acceptable on this site within Ramsey, a designated Service Centre, as it optimises previously developed land in an existing settlement …
Strategic Policy 1
Requires optimising use of previously developed/under-used land, efficient site use, and location utilising infrastructure. Officer found site in established residential estate optimises urban land in Service Centre.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development in towns/villages or extensions; countryside exceptional. Ramsey as Service Centre supports housing; site fits within settlement.
General Policy 2
Requires respect for site/surroundings in siting/layout/scale/form/design/landscaping (b), no adverse townscape impact (c), no adverse resident amenity (g), safe access/parking (h,i). Assessed compliant after addressing prior refusals via design changes, separations, and landscaping retention.
Housing Policy 4
New housing in towns/villages or extensions. Supports infill in Ramsey Service Centre.
Transport Policy 4
Highways to accommodate development safely. Highways Services confirmed acceptable access.
Transport Policy 7
Parking per standards. Two spaces provided meets minimum.
Environment Policy 42
New development to reflect local character; no inappropriate backland or removal of amenity open/green spaces. Inspector's appeal findings material: site not protected public space; landscaping mitigates.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
No further extensions
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Vehicular access construction
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only.
Parking and turning areas
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Soft landscaping scheme
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. Details of the soft landscaping works include details of new planting showing, type, size and position of each. 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 or the occupation of the shed, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Visibility splays
The visibility splay(s) identified on drawing number 52; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1m in height above adjoining carriageway level.
Acceptable from highway viewpoint; no opposition subject to conditions on access, visibility splays, parking per drawings 51/52; recommends bicycle parking and EV charging
Highway Services raised no objection subject to conditions on access, parking, and bicycle provision; however, Ramsey Town Commissioners objected on grounds of non-compliance with strategic and local plan policies regarding site character and residential amenity, alongside object…
Key concern: development of attractive natural 'breathing space' contrary to Policy R/R/P3 Ramsey Local Plan
Department of Infrastructure Highway Services
Conditional No ObjectionThe proposal is acceptable from the highway viewpoint.; Highway services raise no opposition subject to conditions; Separate covered and secure bicycle parking should be provided; An electric vehicle charging point should be considered
Conditions requested: conditions of access and visibility in accordance with Drawing No 52; pedestrian vehicle areas, including car parking in accordance with Drawing No. 51; Details should be provided for bicycle parking; S109(A) Highway Agreement
Ramsey Town Commissioners
ObjectionRamsey Town Commissioners wish to object to this proposal; It is considered that the proposed dwelling does not respect the site and surroundings in terms of the siting , layout, scale form, design and landscaping of buildings and the spaces around them as set down in General Policy 2 (b) of the Isle of Man Strategic Plan 2016.
The original application for a 3-bed dormer bungalow on a 300m² vacant plot west of 17 Royal Park was recommended for approval by the Planning Officer and permitted by the Planning Committee on 1 December 2020, despite objections from Ramsey Town Commissioners and neighbours. The Commissioners appealed, arguing loss of open space, cramped appearance contrary to GP2(b) and R/R/P3, and harm to amenities and character. The applicant (Hartford Homes) and Planning Authority defended the scheme as compliant with SP1, SP2, GP2, EP42, and RDG, addressing prior refusals by reducing width and adding dormers for better street scene fit. The inspector agreed on principle of development and no issues with open space loss, amenities, design, materials, or highways, but found the detached dormer bungalow would still appear cramped and shoe-horned on the narrow corner plot compared to adjacent semis/terraces, harming the spacious estate character contrary to GP2(b),(c) and EP42. The inspector recommended allowing the appeal on 30 April 2021.
Precedent Value
This appeal emphasises that on narrow infill plots in estates with mostly detached/spacious layouts but local attached dwellings, detached new builds risk appearing cramped even if narrower/taller than prior schemes; semi-detached or terraced forms may better match spacing patterns to retain character.
Inspector: Anthony J Wharton BArch RIBA RIAS MRTPI
