3 March 2016 · Planning Committee
Land Adjacent To, Brookfield Court, Brookfield Avenue, Ramsey, Isle Of Man, IM8 2ap
The proposal involved approval in principle for four detached dwellings with integral garaging and associated parking on a parcel of undeveloped grassy land with willow plants, bounded by a timber fence and a public footpath, in a predominantly residential area of Ramsey.
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The officer concluded that the site creates a 'breathing space' providing positive visual amenity as open grassy space with willows between residential estates, included as landscaped open space in th…
Strategic Policy 1
Requires optimising previously developed land, efficient site use, and location utilising infrastructure. Officer assessed site as greenfield breathing space not prioritised over allocated residential land in Ramsey/North per RLAS.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in existing towns/villages or sustainable extensions, countryside only exceptionally. Site in residential area but officer found ample alternative sites, no exceptional need.
Environment Policy 42
New development must respect locality character, no inappropriate backland or removal of green spaces contributing to visual amenity/sense of place. Site loss as breathing space directly contravenes, echoing appeal inspectors.
General Policy 2
Development permitted if accords with Area Plan zoning and respects site/surroundings in siting/layout/scale, no adverse character/amenity/highway impacts. Failed on visual amenity loss, open space removal despite residential zoning.
Housing Policy 4
New housing primarily in towns/villages or extensions, countryside exceptionally. Officer noted no exceptional circumstances, ample allocated land available.
Policy R/R/P3
Presumption against developing attractive breathing spaces with trees/green space in residential areas. Site exemplifies this, prior consultation required; previous refusals/appeals upheld policy.
Deferred awaiting visibility splay information (2.4 x 36m required)
Manx Utilities initially objected due to congested sewers without diversion proposals but later conditionally approved pending detailed designs and a Section 8 Agreement; Ramsey Town Commissioners objected on grounds of over-intensive development and sewer proximity; DOI Highways deferred pending visibility splay information.
Key concern: congested foul and surface water sewers impacting positioning of dwellings without diversion proposals
Manx Utilities
Objectionwe will have no alternative but to lodge an objection with the Planning Department to this application until a suitable solution can be agreed
DOI Highways
No CommentSplays of 2.4 x 36 metres are required over land within the ownership of the applicant
Ramsey Town Commissioners
ObjectionWhilst it is appreciated that this application in principle only, it is considered that the number of properties and the layout is considered to be an over-intensive use of the site
Manx Utilities
Conditional No ObjectionThe proposal is acceptable to Manx Utilities in principle
Conditions requested: No works are to commence on site without prior approval from Manx Utilities; Please forward full detailed design and drawings prior to any commencement; The contractor must be suitably qualified and experienced; We would require 4 single foul connections from 4 plots onto the new foul sewer; A Section 8 Agreement would need to be completed for us to adopt the drainage
Manx Utilities
No CommentCan you please defer a decision until they have been received and reviewed
The original application for approval in principle for four detached dwellings with associated parking on land adjacent to Brookfield Court, Claughbane Drive, Ramsey was refused by the Planning Committee for loss of 'breathing space' open area contributing to visual amenity (contrary to R/R/P3, EP42, GP2) and insufficient drainage information. The appellant argued the site is neglected private land in a residential zone, sustainable location with housing need, comparable to other approved sites, and no technical objections from utilities or highways. The inspector agreed principle of residential development is acceptable but found the site provides positive visual amenity as open space, its loss harmful to character, townscape, and neighbours' outlook; density/layout over-intensive making dwellings appear cramped; highways, drainage, and flooding concerns resolvable. These harms outweighed other benefits, leading to recommendation to dismiss the appeal.
Precedent Value
Reinforces strict protection of urban 'breathing spaces' even if private/neglected if they contribute to visual amenity/sense of place; applicants must prove overriding need or no alternatives, judged case-by-case unlike smaller sites.
Inspector: Anthony J Wharton
