19 December 2003 · Minister for Local Government and the Environment (on appeal, accepting Inspector's recommendation)
Showroom & Premises, Albert Road, Ramsey, Isle Of Man, IM8 2el
Raymotors Ltd proposed demolishing an existing substandard workshop/Rapid Fit centre and replacing it with a new showroom and workshop extension on their site at the corner of Queens Pier Road and Brookfield Avenue, Ramsey.
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Planning Committee refused due to reduced separation to 1 Albert Terrace (from 5.6m/5.2m to 4.1m/3.8m), increased height (3.8-3.9m to 5.1-5.2m), extent and form causing unacceptable loss of light and …
Time limit
The development hereby permitted shall be commenced before the expiration of four years from the date of decision.
Approved plans
This approval relates to Drawing Nos. 89132/1/8, 0345/1/2 and 0345/1/4 date stamped 12 August 2003.
Materials approval
All external finishes of the building shall be approved by the Planning Authority before works commence.
no views, no adverse traffic impacts
no objection; acceptable extension, >4m separation acceptable, single storey flat roof minimises impact on kitchen window (non-habitable room)
Multiple neighbouring residents objected to the showroom and workshop extension citing parking issues, overdevelopment, loss of light/views, and safety concerns, while statutory consultees Highways Division and Ramsey Town Commissioners raised no objections.
Key concern: inadequate parking leading to road safety issues near school crossing
Department of Transport Highways Division
No ObjectionThe Highways Division of the Department of Transport has no views on the following application, the application having been considered and having no adverse traffic impacts.
Department of Transport Highways Division
No CommentThe Highways Division does not wish to make further representation to the forthcoming review, beyond the response in the initial letter.
Ramsey Town Commissioners
No Objectionthe Ramsey Town Commissioners considered the above application at their meeting on Wednesday 17th September, 2003, and have no objection to the proposal.
Mrs M A Gell
Objectionalthough I don't expect you to refuse planning I do expect you to apply some conditions with reference to Raymotors providing car parking and that they will be enforced.
Conditions requested: apply some conditions with reference to Raymotors providing car parking and that they will be enforced
Mrs B A Quirk
ObjectionIt will obstruct view and light from our front room; The Boundary wall will be 4-20 metres from the side window in my kitchen.
Mrs Carol Quirk
ObjectionThe boundary wall will be 4.20 metres from the side window in my kitchen
MD T Quick
Objectionthe boundary wall will be 4.20mth from my kitchen window.; the height of the building is to great
The original application 03/01070/B for a showroom and workshop extension was refused by the Planning Committee on 19 December 2003, primarily due to reduced separation from No. 1 Albert Terrace, loss of light, and overbearing impact. The appellant submitted detailed evidence analysing sunlight, daylight, noise, and visual impacts, arguing no material harm to residential amenity and business necessity for expansion. The Council defended the refusal citing cumulative amenity harms and suggested alternatives within existing footprint. The inspector, after a public inquiry and two site visits, found only marginal impact on one kitchen window, accepted the appellant's unchallenged analysis, rejected overbearing impact claims, and concluded no material alteration to neighbouring enjoyment. The inspector recommended allowing the appeal with conditions.
Precedent Value
Appeals can succeed with robust technical evidence quantifying amenity impacts even adjacent to residences if showing only marginal/non-material harm. Inspectors favour precise measurements over subjective 'overbearing' claims; business expansion needs carry weight when tied to evidence.
Inspector: R S Hawthorne
