11 December 2012
Ballure, Ballure Promenade, Ramsey, Isle Of Man, IM8 1nn
The site is located at Ballure off Ballure Promenade in Ramsey, a semi-rural coastal edge setting near the beach and adjacent to the registered building Dunluce and properties like Kilmuir and Seafield.
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Registration of Buildings - Criteria to be Applied
Policy protects landmark qualities and setting of registered buildings like Dunluce. Objectors noted proposal would dominate outlook/setting, blocking sea views and public beach vistas, repeating prior refusal grounds.
The Role of Landscape Character in Development
Requires sensitive design/location to avoid detracting from undeveloped character, protect seascape views/settlement identity/vernacular scale. Maughold Commissioners objected on visual harm to town-coastline transition/scenic glen.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Requires Energy Impact Assessment for 5+ dwellings; application lacked it per Dunluce objection.
Transport Policy 8
Requires Transport Assessment for major developments; lacking here.
Express interest; require contact for cables/overhead lines/electrical supply/safety before works
New flats must comply with Housing (Flats) Regulations 1982 and be registered prior to occupation
Multiple private residents and two parish commissioners strongly object to the application due to visual impact on public views of Registered Building Dunluce, adverse effects on its setting, loss of privacy, noise, land stability risks, and incompatibility with the scenic coasta…
Key concern: adverse impact on public views and setting of Registered Building Dunluce
Maughold Parish Commissioners
ObjectionThe proposed development is in conflict with the strategy of DRAFT PLANNING POLICY STATEMENT PPS 2/09 to protect and enhance the coastal landscape of the Isle of Man.; The Commissioners cannot recommend approval of a scheme that is not in the interest of this coastal landscape.
Ramsey Town Commissioners
ObjectionThe height of the proposal would overpower the view of the lower hillside from nearby public vantage points and would destroy the essential contribution that "Dunluce" makes to the composition of these views.; The proposed building will dominate the outlook from, and adversely affect the setting of “Dunluce”.
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in your Planning Application.
Conditions requested: applicant must contact MEA Network Operations Department (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted; Contact MEA for Electrical Site Safety 5 documents (Tel. 687766) before work; Contact MEA Planning Department (Tel. 687781) to discuss electricity supply; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Precedent Value
This appeal demonstrates that inspectors prioritise the preservation of key views and tranquility associated with Registered Buildings' original siting, particularly sea outlooks in semi-rural edge locations. Applicants must demonstrate no adverse impact on such settings, including from visual dominance, activity, and overlooking.
Inspector: Terence Kennanam
