14 August 2025 · Delegated - Principal Planner (Chris Balmer)
3, Auburn Place, Ramsey, Isle Of Man, IM8 2lp
The proposal seeks to vary Condition 4 of planning approval 23/00313/B for a detached garage in the rear garden, changing the ramp construction from a Green Grid Systems Rootbridge 15kN system to reinforced concrete with low concrete block walls and shallow 250mm foundations to minimise tree root impact.
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The officer assessed visual impacts and tree protection as the main issues, finding the revised ramp design modest in scale, visually unobtrusive, and appropriately located within a well-screened rear…
General Policy 2
Requires development to be appropriate in scale, design, visual impact (b,c), and safeguard trees/health/stability (f). Officer assessed ramp as modest, unobtrusive in screened garden with no harm to character, and tree-safe with shallow foundations, securing details by condition.
Environment Policy 3
Seeks to prevent unacceptable loss of or damage to woodland areas. Proposal minimises tree root impact via revised ramp design, supported by DEFA.
Environment Policy 42 - character and need to adhere to local distinctiveness
Protects local character and distinctiveness. Revised ramp reads in context of existing garage/residential development with no adverse visual harm due to screening.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Compliance with revised scheme and Arboricultural Impact Assessment
The development hereby approved shall be carried out in full accordance with the revised scheme as informed by the Arboricultural Impact Assessment prepared by Manx Roots Limited (March 2023), including the amended approach to the garage ramp as described in Option 1 (Section 5.3.9.1) of that report, and thereafter retained. This revised approach comprises a ramp constructed from reinforced concrete, incorporating low concrete block walls on either side, no higher than the ramp itself, with foundations no deeper than 250mm. It supersedes the previously approved Green Grid Systems Rootbridge 15kN method (Option 3). Reason: To ensure that the development proceeds in accordance with the revised design approach, which has been formulated to safeguard retained trees and respond appropriately to site constraints, in accordance with General Policy 2(f).
Pre-commencement scaled plan for ramp
Prior to the commencement of any works relating to the construction of the ramp leading into the garage, a scaled plan shall be submitted to and approved in writing by the Department. The plan shall clearly indicate the form, size, design, and appearance of the ramp, including its position relative to the garage and adjacent trees. The submitted details shall reflect the revised design approach described in Option 1 (Section 5.3.9.1) of the Arboricultural Impact Assessment prepared by Manx Roots Limited (March 2023) and shall supersede any earlier ramp details shown on previously approved plans. The development shall thereafter be carried out in full accordance with the approved plan and retained as such thereafter. Reason: To ensure that the revised ramp is implemented in a manner that respects the site context and safeguards the health and stability of retained trees, in accordance with General Policy 2(f).
No objection to the proposed variation following detailed review, consultation, and site visit; current iteration reflects discussions.
No objection
