2 March 2021 · Planning Committee
Newstead, Andreas Road, Ramsey, Isle Of Man, IM8 3ue
The proposal seeks approval in principle for a new dwelling on a 553sqm plot to the south of the existing single-storey bungalow Fasque, sharing its access from the A9 Andreas Road (30mph limit) with detailed plans for visibility splays (2.4m x 43m), a separate driveway, parking, and landscaping including fencing, hedg…
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The officer concluded the proposal overcomes previous appeal refusals by providing adequate visibility splays of 2.4m x 43m (including 0.5m offset) fully within applicant/DOI control following frontag…
Strategic Policy 1
Requires optimising previously developed land, efficient site use with access/landscaping/amenity, and utilising existing infrastructure. Site as residential curtilage in Ramsey Service Centre meets this via infill development without countryside sprawl.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development in existing towns/villages like Ramsey (Service Centre per Spatial Policy 2). Proposal complies as urban extension within settlement, not countryside.
General Policy 2
Permits zoned development respecting siting/layout/scale/landscaping, amenity, highway safety (h/i), habitats. Assessed compliant via landscaping mitigating amenity/highway harms; previous refusals under GP2(h)(i) now overcome.
Housing Policy 4
Prioritises new housing in towns/villages or sustainable extensions. Site in Ramsey complies.
Transport Policy 4
Highways must safely accommodate generated traffic. Visibility splays and access now adequate per Highway Services.
Transport Policy 7
Requires parking per standards. Site accommodates 2 spaces/turning; garage min 6x3m if provided.
Environment Policy 42 - character and need to adhere to local distinctiveness
New development to reflect local character; resists inappropriate backland/tandem development unless satisfactory access/amenity. Overcomes prior backland concerns via access/landscaping improvements.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reserved matters
Approval of the details of siting, design, external appearance of the building and internal layout, (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced.
Driveway and access construction
Prior to the occupation of the dwelling the driveway and means of vehicular access identified on "Existing and Proposed Highway Plan - Proposed Visibility Site Plan"; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction.
Visibility splays
Prior to the occupation of the dwelling the visibility splay(s) identified on "Existing and Proposed Highway Plan - Proposed Visibility Site Plan"; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050 mm in height above adjoining carriageway level.
Fencing
Prior to the occupation of the dwelling the erection of fences as shown on "Landscaping Plan and Concept Elevation" plan"; shall be constructed in accordance with the approved plans and retained thereafter.
Landscaping implementation
All planting, seeding or turfing comprised in the approved details of landscaping as shown on "Landscaping Plan and Concept Elevation" plan"; shall be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
No objection subject to conditions on access, parking, visibility, bicycle storage, EV charging and waste bins; visibility now meets 30mph standards post-frontage works; adequate shared access width and layout
Highway Services raised no objection subject to conditions on parking, bicycle storage, and waste facilities; Ramsey Town Commissioners had no objection; multiple neighbouring residents strongly objected citing inadequate site size, poor visibility splays, privacy loss, and parking issues.
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal
Department of Infrastructure Highway Services
Conditional No ObjectionVisibility of 43m in both directions is now achievable from a 2.4m setback. This is the appropriate visibility standard for a road subject to a 30mph speed limit.; The proposal has met all highway requirements and raises no significant road safety or highway network efficiency issues.; Recommendation: DNOC
Conditions requested: submission and approval in writing by Planning of full details prior to commencement of the development on planning permission being granted in the form of scaled plans or written specifications to illustrate: i. Internal vehicle and pedestrian areas (driveway, parking and turnaround area); ii. Car parking in accordance with adopted standard; iii. Bicycle Parking in accordance with guidance contained in Local Transport Note 1/20 or Active Travel Wales; iv. Waste bin storage.
The original application for approval in principle for a new dwelling, addressing access and landscaping, was approved by the Planning Committee on 1st March 2021 following a site visit, overcoming previous refusals (2004 and 2019) on amenity, access, and visibility grounds through improved visibility splays, landscaping, and driveway design. Neighbour at St Bridget's appealed, arguing inadequate visibility splays (disputing land ownership and trespass), insufficient amenity space, backland/tandem development contrary to policies, and privacy/noise impacts. The Planning Authority defended the approval citing compliance with Strategic Policies 1, 2, General Policy 2, Housing Policy 4, Transport Policies 4 & 7, Environment Policy 42, and Highway Services' no-objection. Inspector Hurley conducted a site visit on 26 July 2021, found the principle acceptable in the residential area on previously developed land, amenity impacts mitigable via reserved matters and landscaping, access/parking compliant despite boundary disputes (not for planning to resolve), and recommended dismissal on 9 August 2021.
Precedent Value
Demonstrates persistence with technical improvements (visibility, landscaping) can overturn repeated refusals; boundary disputes/vegetation maintenance not planning barriers if Highways satisfied; AIP useful to defer contentious design to reserved matters.
Inspector: Michael Hurley BA DipTP
