26 October 2022 · Delegated - Principal Planner Jason Singleton
40, Greenlands Avenue, Ramsey, Isle Of Man, IM8 2pl
The proposal involved erecting a new dwelling on part of the garden curtilage of a semi-detached dormer bungalow at 40 Greenlands Avenue in Ramsey, with an indicative footprint of 40sqm and plot size of 216sqm, reducing the existing plot to 179sqm.
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The officer considered the site within a predominantly residential area with a presumption in favour of development but found the principle unacceptable as the locality features detached and semi-deta…
General Policy 2
Requires development to respect site/surroundings (GP2(b)) and character/identity of area (GP2(c)). Officer found proposal fails as it introduces terrace/over-intensifies in bungalow street, fragments garden, loses gap/spaciousness, and harms neighbour amenity via overbearing/overshadowing.
Environment Policy 42 - character and need to adhere to local distinctiveness
New development must take account of area character/identity. Terrace in non-terraced area, density increase, and gap loss seriously detrimental to locality character.
Housing Policy 6
Residential development per area plan brief or criteria in para 6.2. Fails due to unacceptable amenity impacts on No.40 (overshadowing/overbearing/loss of garden space).
concerns addressed by revised plans, no outstanding issues
do not oppose, recommend raising floor 300mm freeboard due to surface water accumulation
no objection, low quality trees mean minimal visual/arboricultural impact from losses, but notes pressure for further removals and inadequate replanting space
Highways initially requested revisions but later raised no objection subject to conditions; DEFA Trees did not object despite tree concerns; Flood Risk Management had no objection with floor level advice; Ramsey Town Commissioners objected on design and amenity grounds.
Key concern: objection from Ramsey Town Commissioners on non-compliance with Strategic Plan policies and adverse impact on amenity and character
DEFA Agriculture and Lands Directorate
No ObjectionDue to the low quality of trees on site, the visual and arboricultural impact of the potential tree losses will not be significant, the Directorate therefore does not object; this application is likely to create pressure to remove the existing trees on the site and does not provide adequate space to re-plant; The loss of this tree will not, however, have a high level of visual or arboricultural impact; Given the limited size of the site, adequate protection of these trees will be difficult to achieve
Department of Infrastructure Highways Development Control
Conditional No ObjectionA 20mph road requires a 25m visibility splay using Manual for Manx Roads Standards; The driveway spaces should be widened to meet the Manual for Manx Roads minimum requirement; Recommendation: Request additional information/revisions
Conditions requested: Provide existing and proposed visibility splay drawings; Increase the width of the driveway spaces to the south of the plot to a minimum 3.2m; Section 109(A) Highway Agreement post planning consent; retain existing road drainage or provide effective alternative agreed with Highway Services’ Drainage team
Department of Infrastructure Highways Development Control
Conditional No ObjectionThe amended plans have addressed the issues raised by the first highways Response; Highway Services Development Control raise no objection to the proposal subject to all access arrangements; Recommendation: DNOC
Conditions requested: all access arrangements, including visibility splays, to accord to Drawings No. 22 1648 01 Rev A and 22 1648 02 Rev A; Section 109(A) Highway Agreement after grant of planning consent; retain existing road drainage or provide effective alternative agreed with Highway Services’ Drainage team
Department of Infrastructure Flood Risk Management Division
No Objectionwe would recommend that the floor are raised to 300 mm freeboard to avoid water ingress; Comment: DNO
Ramsey Town Commissioners
ObjectionRamsey Town Commissioners wish to submit an objection to this proposal; does not respect the site and the surroundings in terms of the siting, layout, scale form, design and landscaping of buildings and spaces around them as set down in General Policy 2(b) and 2(c) of the Isle of Man Strategic Plan 2016
