28 July 2016 · Delegated - Interim Director of Planning and Building Control (Jennifer Chance)
Land To Rear Of, Trammon, Walpole Road, Ramsey, Isle Of Man, IM8 1lt
The proposal involved erecting a detached dwelling (7m x 10m footprint) centrally in the flat, lawned rear garden of Trammon, accessed via widening the existing 3m driveway serving Trammon to 6m, extending it along the northwest boundary after demolishing a garage and shed, and providing new parking behind Trammon.
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The officer considered the principle of residential development acceptable as the site is in a predominantly residential area within Ramsey, a designated service centre needing new housing, and compli…
Policy R/R/P3
Presumption against developing sites providing attractive natural 'breathing spaces' between buildings, often with trees/landscaping/green space; consultation required prior to application. Officer assessed site does not provide such breathing space as it is rear garden not visible from street, so policy not breached.
Strategic Policy 1
Requires optimising previously developed land, efficient site use with access/landscaping/amenity, utilising infrastructure. Officer found site in residential area suitable for housing in sustainable Ramsey.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in existing towns/villages or sustainable extensions; countryside exceptional. Site in Ramsey service centre supports principle of development.
Environment Policy 42
New development must respect locality character; inappropriate backland development or removal of open/green spaces contributing to visual amenity/sense of place not permitted. Supporting text notes backland may be acceptable with good access/amenity space but tandem development (house behind another sharing access) generally unacceptable due to access difficulties, disturbance, lack of privacy. Officer applied tandem definition directly to proposal, finding it causes unacceptable disturbance despite potential for single-storey design.
General Policy 2
Development permitted if respects site/surroundings in siting/layout/scale etc, does not adversely affect amenity of residents (g) or provide satisfactory amenity/ access/parking (h). Failed due to noise/disturbance to neighbours from driveway/parking breaching (g) and (h).
Housing Policy 4
New housing primarily in towns/villages. Site in Ramsey complies.
Transport Policy 4
Highways must accommodate development safely. No objections raised.
do not oppose subject to condition on access construction and visibility splays
Ramsey Town Commissioners objected to the application due to poor outlook, inadequate access from tandem development, and non-compliance with local and strategic plans; DOI Highways Division did not oppose subject to a condition on access construction and visibility splays.
Key concern: inadequate access as a result of a tandem development
Ramsey Town Commissioners
ObjectionThe Commissioners consider that the application would result in a property with poor outlook, inadequate access as a result of a tandem development and does not comply with the requirement of the Ramsey Local Plan or the Isle of Man Strategic Plan.
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 28/04/16
Conditions requested: Prior to any construction the access shown on drawing no SM15/367/3 dated March 2016 shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter. Reason: In the interest of highway safety
