3 October 2022 · Planning Committee
17, Royal Park, Ramsey, Isle Of Man, IM8 3uf
The proposal involves building a detached dormer bungalow on a narrow rectangular site (10m x 30m) measuring approximately 5.4m wide, 9.4m deep, and 7.4m high to ridge, with a mono-pitched front porch, three bedrooms, and associated driveway and front garden.
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 concluded the proposal complies with General Policy 2 and Transport Policy 7 of the Strategic Plan and the Residential Design Guide 2021, overcoming previous refusals by better respecting …
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design/landscaping (b), not adversely affect character of townscape (c), provide satisfactory amenities including access/parking (h), and not unacceptably affect road safety (i). Officer found proposal complies due to refined scale/layout matching neighbours, adequate parking, no highway issues, and landscaping, overcoming prior refusals on cramped appearance.
Transport Policy 7
Requires parking in accordance with standards (2 spaces per unit, one in curtilage behind front). Proposal provides two off-road spaces with no highway objection, complying fully.
Residential Design Guide 2021
Guides design to respect site/character (3.1.3), neighbour impacts (overlooking/overshadowing/45-degree, RDG7), and site elements (driveway/landscaping, RDG6). Proposal passes 45-degree test, retains >20m to facing windows where relevant, screened boundaries, and front landscaping.
Strategic Policy 3 - To respect the character of our towns and villages
Focuses on visual design using local materials/character. Proposal's gable/porch design aligns with locality.
Housing Policy 6
Design to account for local character/identity. Matches scale of semis like No.17 Royal Park.
Spatial Policy 5
New development to positively contribute to environment. Native landscaping and bird/bat box achieve this.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
No permitted development rights
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Vehicular access construction
The development hereby approved shall not be occupied until the means of vehicular access has been constructed in accordance with the approved plans.
Parking and turning areas
The development hereby approved shall not be occupied until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Soft landscaping scheme
No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting showing, type, species, size and position of each. 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 die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Secure cycling storage
Details of the secure cycling storage, as showing no drawing no. 10-01 shall be approved by the department in writing before its erection or installation and maintained thereafter.
Bird and bat box
The birds and bat box should be installed according to drawing no. 10-01 which have been received on 10th May 2022 prior to the occupation of the dwelling.
No opposition; no significant road safety or highway network efficiency issues
No objection; proposed native landscaping and bird brick sufficient for hedge loss, should be conditioned
Highways Development Control raised no objection subject to conditions on access, parking, and drainage; DEFA Biodiversity supported with conditions for native landscaping and bird bricks; Ramsey Town Commissioners objected due to incompatibility with the site's original open spa…
Key concern: site was intended as public open space and proposal harms estate character per Ramsey Town Commissioners
Department of Infrastructure Highways Development Control
Conditional No ObjectionThe proposal remains acceptable from the Highway Development Control viewpoint; HDC raises no opposition subject to conditions; Recommendation: DNOC
Conditions requested: Access and visibility in accordance with Drawing No: 10-02 Rev A; Pedestrian vehicle areas, including car parking in accordance with Drawing No. 10-01 Rev B; Surface water drainage details to be submitted for approval and agreed prior to commencement
DEFA Biodiversity
Conditional No Objectionthe proposed inclusion of native planting around, and bird boxes in, the dwelling, more than makes up for the loss of this hedge; bird bricks is appropriate, as they are best located on shaded northern elevations
Conditions requested: conditions are attached to secure the native landscaping and bird bricks
Ramsey Town Commissioners
ObjectionRamsey Town Commissioners wish to object to this proposal
The original application (22/00520/B) for a two-storey dwelling on an unused grassed plot in a residential estate was approved by the planning authority despite being designated as partial open space in original estate plans. Ramsey Town Commissioners and Ms Amy Quaye appealed on grounds of conflict with policies protecting character, open spaces, and residential amenity, citing previous refusals/appeals on the site. The applicant (Hartford Homes) and authority argued the site appears as an undeveloped plot, the design respects the varied streetscene, and there are no amenity harms. The inspector agreed, finding the proposal assimilates well without harming character/appearance or living conditions, recommending dismissal of appeals. The Minister accepted this, upholding the approval with conditions.
Precedent Value
Demonstrates that infill on leftover plots in built-up estates can succeed with design evolution responding to prior refusals, even against third-party appeals, if policy-compliant and conditioned to retain green elements. Future applicants should prioritise measurable amenity compliance and streetscene assimilation over historic intentions.
Inspector: Mrs Jennifer Vyse DipTP, MRTPI, DipPBM
