18 December 2007 · Director of Planning and Building Control (M. I. McCauley)
Grays Gardens Rear Of, May Hill, Ramsey, Isle Of Man, IM8 2js
The application sought full planning approval for a single block of nine lock-up garages, measuring 25.7m long by 5.45m deep, on a small area of rough grassland at Grays Gardens behind residential properties on May Hill and Beaumont Road in Ramsey.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The officer considered the proposal very similar to previous application 96/01599/B for nine lock-up garages, which was refused at appeal due to unsuitable lanes in terms of width, geometry, and state…
Multiple objections from residents, DOT Highways, Wildlife Conservation, and Ramsey Town Commissioners to the proposed nine lock-up garages citing highway safety, overdevelopment, noise, vandalism risks, and loss of frog habitat; the consultation table indicates 'Do not oppose' for this application.
Key concern: lanes inadequate for increased traffic and safety risks
DOT Highways
ObjectionThe lanes running to the rear of May Hill and Beaumont Road are inadequate to serve the traffic which will be generated by the proposed garages; contrary to the Departments policies on Road Safety
Wildlife and Conservation Division
ObjectionFrogs and their places of shelter or protection are protected under the Wildlife Act 1990; Such an area can provide habitat for frogs to feed and hibernate in
Ramsey Town Commissioners
Objectionthe rear lanes serving the site for this proposal are unsuitable both in terms of their width and condition
The original planning application (96/1599) for erection of 9 lock-up garages was granted approval by the Planning Committee on review, following a prior refusal for 16 garages. Appellants, including Ramsey Town Commissioners and local residents, argued against the approval citing inadequate rear lanes for additional traffic, lack of garage aprons causing obstruction, loss of open space and wildlife, and over-dense backland development. The Planning Committee and applicant defended the proposal as fitting residential zoning with no highway objections from the Department of Transport. The inspector found the lanes unsuitable due to width, geometry, repair state, and lack of aprons, leading to inevitable obstruction and perpetuation of poor visibility. The inspector recommended allowing the appeals, reversing the grant, and refusing approval.
Precedent Value
This appeal demonstrates that highway authority no-objection does not override site-specific evidence of lane inadequacy; future garage proposals in constrained rear lanes must address aprons, visibility, and traffic increases robustly, even if plan-compliant.
