8 July 2011 · Planning Committee
Field 134548, Glen Auldyn Road, Glen Auldyn, Ramsey, Isle Of Man, IM7 2af
The proposal is for a large dormer bungalow (maximum width 33.5m, depth 29.2m, ridge height 6.8m on west elevation) on an undeveloped 3.11 acre field zoned for Low Density Housing in Parkland, positioned higher up the hillside behind existing properties Grainane and Ambleside.
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The site is zoned Low Density Housing in Parkland, so Planning Circular 8/89 applied, requiring no diminution of landscape amenity value (met via minimal tree removal with licence, new planting, sod b…
General Policy 2
Requires development respecting site/surroundings (siting/layout/scale/form/design/landscaping), no adverse landscape/amenity impacts, safe access/parking, no highway harm. Assessed compliant: dormer bungalow form/massing akin to local bungalows, contemporary glazing acceptable at distance; no overlooking (distances>20m, screening, layout); shared access safe (Highways ok); no disturbance increase.
Planning Circular 8/89
For countryside sites, exceptional permission if no tree-felling/diminution of amenity value; buildings substantial/high-quality, sited in 0.4ha+ grounds sitting comfortably/naturally in landscaped setting acknowledging contours/trees. Assessed compliant: single tree removal licensed, new planting/hedging; 3.11 acres; substantial dormer bungalow (large rooms), high-quality finishes (slate/decorend); reduced massing/scale sits comfortably with screening, less impact than prior refused contemporary scheme.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to the erection of a dwelling as proposed in the submitted documents and drawings 11/01, 11/02 and 11/03 all received on 6th May 2011.
Materials approval
Prior to the commencement of any works, there must be submitted to and approved by the Planning Authority, samples of the external finishes of the building.
Driveway details
Prior to the commencement of any building operations there must be submitted to and approved by the Planning Authority large-scale (1:20 or better) detailed drawings, showing sectional drawings of the proposed driveway.
Landscaping scheme
No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the proposed dwelling hereby permitted. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the Planning Authority gives written consent to any variation.
Tree protection method statement
Prior to the commencement of works a method statement is required to be submitted to and agreed in writing by the Planning Authority in consultation with the Forestry Division (Department of Agriculture Fisheries and Forestry). This statement shall include full details of precautionary measures to be taken to protect the trees within the site. Development shall not proceed subsequently except in strict accordance with the approved statement.
Do not oppose, has no traffic management, parking or road safety implications
no objection
The original application (11/00645/B) for erection of a dwelling in Field 134548, Glen Auldyn Road, was approved by the Planning Committee despite parish objections. Lezayre Parish Commissioners appealed, arguing the dwelling's scale, prominence, overshadowing, overlooking, and backland nature harmed character, appearance, and amenities, similar to a prior refused scheme (09/00094/B). The applicant and Planning Authority contended the revised design (reduced size, traditional pitched roof, lower floor level, fewer windows) complied with zoning under Planning Circular 8/89 and General Policy 2, overcoming prior concerns with substantial landscaping and distances. The inspector found the proposal acceptable in both character/appearance and neighbour amenity impacts due to design changes, zoning compliance, and site specifics. The appeal was dismissed on 19 December 2011, confirming the approval.
Precedent Value
Demonstrates that zoning (e.g. 1982 Circular 8/89) strongly favours development meeting criteria, even in sensitive glens; applicants succeed by quantifying design mitigations (distances, levels, landscaping) against prior refusals, while objectors must evidence ongoing harm beyond general assertions.
Inspector: Anthony J Wharton
