15 March 2011 · Planning Committee - Mrs C Dudley, Deputy Secretary to the Planning Committee
Plot Adjacent To, Maughold Lodge, Claughbane Walk, Ramsey, Isle Of Man, IM8 2jp
The proposal involves building a new two-storey detached dwelling measuring 21.3m wide, 12.8m deep and 8.6m to ridge height, with a single-storey wing, on an undeveloped plot in a predominantly residential area zoned under the Ramsey Local Plan.
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The principle of a single dwelling was established by prior approval in principle (06/02255/A at appeal), and the site is zoned predominantly residential under the Ramsey Local Plan, making it accepta…
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the erection of a dwelling and creation of new vehicular access as proposed in the submitted documents and drawings 0713A/05A, 0713A/06A, 0713A/07A, 0713A/08A and 0713A/09 all received on 10th December 2010.
Access and parking completion
Prior to the occupation of the dwelling, the access onto Claughbane Walk is to be completed to the required standard of the Department of Infrastructure's Highway Division and the hardstanding/driveway to the dwelling is to be completed to allow the required parking provisions to be used.
Landscaping scheme
Prior to the occupation all planting shall be carried out in accordance with the approved details in the next available planting and seeding seasons. Any tree or shrub which within a period of 5 years from the completion of the landscaping works, is removed, or becomes seriously damaged or diseased shall be replaced in the next planting season with another similar size and species, unless the Planning Authority gives written consent to any variation.
Supports; new application overcomes previous concerns with extensive modifications to dwelling, landscaping and access
Do not oppose; no adverse traffic management, parking or road safety implications
No objection
Ramsey Town Commissioners had no objection but raised concerns about steep road access gradient; Highways Division had no objections on traffic/safety grounds; Manx Electricity Authority requested contact for utilities; public representations included objections and support.
Key concern: unsuitable road access from Claughbane Walk due to steep gradient
Ramsey Town Commissioners
Conditional No Objectionwhilst they had no objection to the proposal, they made the following observation; Such access will be of such a gradient so as to make vehicular access problematical not just for domestic vehicles but for larger delivery type vehicles
Conditions requested: proposed dwelling must be connected to the public sewer(s) in a manner acceptable to the Isle of Man Water and Sewerage Authority; all drainage works must conform to the requirements of the Department of Infrastructure's 'Manx Sewers for Adoption'; all necessary inspections/surveys [including CCTV] are to be carried out at the developer's expense; communication fee will be payable to the Isle of Man Water and Sewerage Authority; applicant must give 21 days notice to the Drainage Division prior to making any communication to the public sewer; NO discharge of surface water from this proposed development to any foul drainage system(s); if 'existing drainage' discharges to the foul sewerage system then an alternative means of surface water disposal must be provided; proposed development must not prejudice any existing surface water drainage serving or crossing the site; written permission must be obtained from any third party property owners for permission to enter upon land outside the control of the applicant; permission must be obtained from the adjacent land owner before any connection is made into the existing foul sewer
Highways Division
No ObjectionDo not oppose has no adverse traffic management, parking or road safety implications
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application; request that a condition of planning be that the applicant must contact the Authority
Conditions requested: applicant must contact the Authority; contact MEA Network Operations Department (Tel. 687687) to discuss working practices around Cables and Overhead Lines; Contact the M.E.A. for Electrical Site Safety 5 documents (Tel. 687766); Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply; MEA requires 24 hours unrestricted access to the cables in the Public Highway
The original application for erection of a dwelling and new vehicular access was permitted by the Planning Committee on 10 March 2011 following prior refusals at appeal for similar schemes (09/01533/B and 08/00693/B) due to driveway dominance, perceived overlooking, and dwelling mass on artificial platform. Appellant Mr R Morris and objectors argued the revised scheme failed to address prior refusal reasons, citing unchanged access impacts, excessive scale, inadequate amenity space, and overbearing effects. The Planning Authority and applicant contended modifications (reduced height, reoriented footprint, lower ground levels, additional planting) resolved prior concerns, with no Highways objection. Inspector G Farrington found the changes adequately addressed previous refusals, with no unacceptable amenity or highway impacts, recommending dismissal. Minister accepted recommendation on 24 August 2011, upholding permission.
Precedent Value
Demonstrates that resubmissions with quantifiable changes (e.g. height reductions, relocations, landscaping) addressing specific prior refusal reasons can succeed on appeal even after multiple refusals. Future applicants should provide detailed levels/sections and secure consultee support.
Inspector: G Farrington
