25 May 2010 · Planning Committee
Grays Gardens Rear Of, May Hill, Ramsey, Isle Of Man, IM8 2js
The site is an overgrown, mostly undeveloped area in the curtilage of Grays Gardens, rear of May Hill, Ramsey, within a predominantly residential zone but not in the conservation area. The proposal involves refurbishing one existing garage and building four new lock-up garages in two pairs, with a central drive/turning…
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The officer determined the principle of development acceptable as the site is overgrown and redundant, not providing an 'attractive natural breathing space' due to topography, hedgerows, fences, and l…
General Policy 2
Requires development in residential zones to respect site/surroundings in siting/layout/scale/design/landscaping, not harm amenity/character/highway safety, and provide parking/turning. Officer assessed proposal complies via reduced scale, turning area, landscaping/sedum roofs, and Highways no-objection, making best use of redundant overgrown site without adverse impacts.
Policy R/R/P3
Presumption against developing 'attractive natural breathing spaces' between residential buildings in residential zones; requires pre-application consultation. Officer found site does not qualify as it is overgrown/redundant, screened by topography/hedgerow/fence, and less visually significant than adjacent maintained open space, so principle acceptable.
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 refurbishment of existing garage and erection of two pairs of two lock up garages as proposed in the submitted documents and 10328/01, 10328/02 A and 10328/03 A all received on 1st March 2010.
Landscaping scheme
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.
Residential use only
The proposed garages may be used only in association with residential use and for no commercial purposes.
Do not oppose; has no traffic management, parking or road safety implications
The original application for refurbishment of an existing garage and erection of two pairs of two lock-up garages at Grays Gardens, rear of May Hill, Ramsey was recommended for approval by the planning officer despite objections from Ramsey Town Commissioners and nearby residents, primarily on grounds of backland development contrary to policy R/R/P3 and poor vehicular access. The Planning Committee approved the application on 21 May 2010 subject to conditions. Ramsey Town Commissioners lodged an appeal (AP10/0078) against the approval, citing backland development in an attractive breathing space and detrimental impact on lane access and amenities. The appeal was to be determined by written representations with a site visit by an independent inspector appointed by the Council of Ministers, who would report to the Minister. The applicant's agent (Bellis Architects) submitted a statement supporting the approval, addressing previous refusals and objections. No inspector's report or final appeal decision is included in the documents.
Precedent Value
This appeal shows third parties (e.g., town commissioners) can challenge approvals where policy like R/R/P3 is invoked, but success depends on proving site qualities match policy protection; applicants should emphasise highways support, site condition evidence, and design evolution from past refusals to defend approvals.
