20 April 2004 · Planning Committee (on review)
Mountain View, Gardeners Lane, Ramsey, Isle Of Man, IM8 3pn
The proposal sought to amend the site layout of a previously approved dwelling and garage (PA 00/00940/B) on Plot 4 in a riverside area of Ramsey zoned predominantly residential in the Ramsey Local Plan.
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The Planning Committee assessed the proposal in context of the site's residential zoning in the Ramsey Local Plan and extensive planning history establishing acceptability of residential development.
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 drawing no.s 01 and 02 date stamped the 6th February 2004 and should be read in association with the dwelling design details approved by PA00/00940/B.
Landscaping scheme
No development may commence until a landscaping scheme has been approved by the Planning Authority. Such planting scheme should include details of proposed landscaping treatment between the application site and adjacent plots.
Landscaping implementation and maintenance
All planting, seeding or turfing comprised in the approved details of landscaping must 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 within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
no adverse traffic impacts
density less than housing above site, utilises zoned land, landscaping condition to complement opposite development
DoT Highways confirmed no adverse traffic impacts and no further comments on review. Ramsey Town Commissioners objected due to over-intensive development and increased density.
Key concern: over-intensive use of land and increased density
Department of Transport Highways Division
No ObjectionNo adverse traffic impacts.; The Highways Division does not wish to make further representation to the forthcoming review, beyond the response in the initial letter.
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
ObjectionThe Commissioners consider that there should be no increase in density from that originally approved and for which several plots have already been constructed.
Ramsey Town Commissioners
ObjectionThe Commissioners therefore would seek to reverse the initial Planning decision to approve this application and continue to recommend refusal.
The original application sought alterations to the site layout of an approved dwelling and garage (00/00940/B) on plot 4 in a residential-zoned area with prior approvals for up to five dwellings. Ramsey Town Commissioners requested a review after initial committee approval, objecting to reduced plot widths and increased density from 5 to 6 dwellings, claiming over-intensive development and visual impact near the Sulby River. The Planning Committee upheld approval, finding the layout acceptable with suitable spacing. At the public inquiry on 14 October 2004, the inspector considered arguments on density and visual impact, concluding the increase to six dwellings remained spacious and not over-intensive. The inspector recommended dismissing the appeal, upholding the committee's decision. This was part of three linked appeals (AP 2379, 2380, 2381).
Precedent Value
This appeal shows that minor increases in residential density (from 5 to 6 plots) can be acceptable in zoned areas with prior approvals if layouts remain spacious and accord with policy. Future applicants should submit comprehensive site plans for related plots and emphasise consistency with existing permissions rather than rigid adherence to original designs.
Inspector: R E Wilson
