19 October 2010 · Minister (via Chief Executive I.T. Thompson), upholding delegated Senior Planning Officer approval after dismissing Ramsey Town Commissioners' appeal
71, Greenlands Avenue, Ramsey, Isle Of Man, IM8 2pq
The proposal involved adding a two-storey side extension (2.1m wide, 7.25m long, set back 650mm from the front facade with a 300mm lower ridge) providing a ground-floor garage for motorcycles and an ensuite bedroom above, plus a single-storey rear sunroom (3.9m long, 3.6m wide, 300mm from the boundary with no overlooki…
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The officer assessed the amended scheme against a prior refusal (PA10/00606/B) for similar extensions, noting key changes: side extension set back 650mm from facade (reducing overbearing/light loss to…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale (b), not adversely affect townscape character (c), not harm resident amenity/locality character (g), and provide safe access/parking (h). Officer tested side/rear extensions' impacts on No.69 kitchen (2.5m separation, setback reduces light loss), No.73 (repositioned sunroom), and street scene (subordinate appearance avoids terracing); marginal compliance accepted due to privacy gains outweighing bulk.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to extensions and creation of additional off road parking, as shown in drawings 01A, 02, 03, 04A, 05A and Parking Drawing, all date stamped 23rd July 2010.
Materials matching
The external finishes of the extension must match those of the existing building in all respects.
Do not oppose, subject to contacting Network Operations for any highway works
The original application for extensions and parking was permitted by the Senior Planning Officer on 13.10.2010 following amendments to address a prior refusal (10/00606/B) on amenity, street scene, and parking grounds. Ramsey Town Commissioners appealed, arguing the side extension was unneighbourly, the garage impractical, and front garden parking excessive. The applicant countered that amendments resolved prior issues, no neighbours objected, and garage size was irrelevant. The inspector assessed impacts on amenities, street scene, and parking, finding modifications acceptable albeit marginally, in line with policy presumptions for extensions. The Minister accepted the inspector's recommendation to dismiss the appeal and confirm the approval on 02.02.2011.
Precedent Value
Demonstrates third-party appeals against approvals rarely succeed without strong evidence; marginal compliance with GP2 and extension presumption can uphold approvals if amendments demonstrably mitigate prior refusal issues. Future applicants should prioritise neighbour amenity mitigations and site precedents.
Inspector: G Farrington
