25 May 2010 · Planning Committee
41, Auldyn Walk, Ramsey, Isle Of Man, IM8 2tn
The site is within the Auldyn Walk development in Ramsey, approved under PA 03/01846/B for a residential estate with neighbourhood centre including 50 dwellings. This retrospective application sought to replace two pairs of three-bedroom semi-detached dwellings with two terraces of three two-bedroom dwellings each, inc…
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The officer concluded the principle of residential development is established by extant permissions including PA 03/01846/B, with the change not resulting in over-intensive use as the site mixes semi-…
General Policy 2
Requires development in accordance with zoning to respect site/surroundings in siting/layout/scale/design, provide satisfactory amenity/ parking/access, and not harm amenity/character/highways. Officer assessed proposal complies as density/layout matches mix of semis/terraces/apartments, no amenity/streetscene harm, adequate parking/gardens, highways no objection.
Ramsey Local Plan Policy R/R/P2: Specific Area Development Briefs (Ormly Hall)
Ramsey Local Plan specific area brief for Lezayre Road/Gardeners Lane requiring development per overall scheme. Site within approved scheme under PA 03/01846/B, so change assessed as compliant.
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 six dwellings (to replace four previously approved under PA 03/01846/B) as proposed in the submitted documents and drawings 2291 A P L location, 2291 A PL 10 H, 2291 A B R 239(2) and 2291 A B R 240 (2) all received on 15th March 2010.
Do not oppose
No objection
Ramsey Town Commissioners object to the proposal due to over-intensive development and increased density adversely affecting the estate character, while Isle of Man Water and Sewerage Authority and Highways Division raise no objection subject to drainage conditions or with no concerns.
Key concern: over intensive use of this development and adversely affect its density
Ramsey Town Commissioners
Objectionthe Commission stated that "concern was expressed that further such applications may detrimentally affect the character of the estate and therefore may not find favour"; The Board now consider that this application would create an over intensive use of this development and adversely affect its density.
Isle of Man Water and Sewerage Authority
Conditional No ObjectionNo Objection subject to the following conditions
Conditions requested: The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to the Isle of Man Water & Sewerage Authority. All drainage works must conform to the requirements of the Authorities "Manx Sewers for Adoption" and all necessary inspections/surveys [including CCTV] are to be carried out at the developer's expense.; In accordance with the Sewerage Act 1999, a communication fee will be payable to the Isle of Man Water & Sewerage Authority in respect of this property being connected (directly or indirectly) to the public drainage system.; Under section 4(3) of the Sewerage Act 1999 the applicant must give 21 days notice, in writing, to the Drainage Division, prior to making any communication to the public sewer.; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water & Sewerage Authority, Drainage Division and the Sewerage Act 1999.
Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implications
The original application PA 10/00355/B sought permission to erect six 2-bedroom terraced dwellings replacing four 3-bedroom semi-detached dwellings previously approved under PA 03/01846/B within the ongoing Auldyn Walk residential development west of Gardeners Lane, Ramsey. The Planning Committee approved it following officer recommendation, but Ramsey Town Commissioners appealed claiming over-intensive development and harm to streetscape. The appellant (Heritage Homes Ltd) argued the change responds to market demand for smaller units, maintains acceptable density (28 dph within WRDF guidance of 15-30 dph), provides adequate amenity and parking, with no highway objections. The inspector assessed that the additional two dwellings do not materially affect streetscape or residential amenity, found no overdevelopment, and recommended dismissing the appeal. The decision confirms the Planning Committee's approval with conditions.
Precedent Value
This appeal confirms that minor density increases (e.g. +2 dwellings) in established developments are permissible if they stay within policy density ranges (15-30 dph per WRDF), provide adequate amenity/parking, and respond to housing demand without harming streetscape. Future applicants should prioritise evidence of no amenity harm over raw density figures and engage early on market-responsive amendments.
Inspector: John S Turner
