20 April 2004 · Planning Committee (on review)
Plot 6 - Land Adjacent To Riverside Cottage Gardeners Lane Ramsey Isle Of Man
The proposal was for a new single dwelling with detached garage on a vacant plot within a site zoned for residential use in Ramsey, part of a scheme increasing the number of plots from five to six by adjusting layouts on adjacent plots 4 and 5.
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The officer considered the site allocated for predominantly residential use in the Ramsey Local Plan, with extant permissions for five houses (two built, one under construction).
Ramsey Local Plan (predominantly residential use)
The site is within an area allocated for predominantly residential use. Officer assessed that previous approvals for five houses and the proposed layout for six maintain acceptable form without detriment, according with policy. No tension noted as zoning supports residential development.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to drawing no.s 01,02,03,04 and 05 date stamped the 6th February 2004.
Landscaping scheme
No development may commence until a landscaping scheme has been approved by the Planning Authority. Such planting scheme should include details of proposed landscaping treatment between the application site and adjacent plots.
Landscaping implementation and maintenance
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 within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
No adverse traffic impacts
Request condition for water connection; single dwelling contact Customer Services
Density less than housing on hill above; sensible scheme utilising zoned land; landscaping condition acceptable
Water Authority requests standard water connection condition with additional comment on embankment treatment; Ramsey Town Commissioners object due to over-intensive development; DoT Highways confirms no adverse traffic impacts and no objection.
Key concern: over-intensive use of a development of well-defined properties
Water Authority
Conditional No ObjectionSee Note (2) and (3); Given the appalling treatment of the embankment between the Plots and the river please try and negotiate an improvement
Conditions requested: a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws
Ramsey Town Commissioners
ObjectionObject to the proposal; The Commissioners therefore would seek to reverse the initial Planning decision to approve this application and continue to recommend refusal
Ramsey Town Commissioners
Objectionrecommend refusal
Department of Transport Highways Division
No ObjectionNo adverse traffic impacts
Department of Transport Highways Division
No ObjectionThe Highways Division does not wish to make further representation to the forthcoming review, beyond the response in the initial letter
The original application for erection of a dwelling with detached garage on plot 6, Riverside Cottage, Gardeners Lane, Ramsey, was approved by the Planning Committee on 16 April 2004 and confirmed on review on 2 July 2004. Ramsey Town Commissioners appealed, arguing over-intensive development from reducing plot widths to add a sixth dwelling, harming the low-density character near the river. The Planning Committee defended the approval citing residential zoning and acceptable layout. The inspector found the increased density from 5 to 6 dwellings acceptable as still spacious and not over-intensive. The appeal was recommended dismissed, upholding the permission.
Precedent Value
This appeal shows that minor increases in density (e.g. +1 dwelling) can be acceptable in residential zones if layout remains spacious and accords with local plan allocations, even against third-party objections focused on original permissions.
Inspector: R E Wilson
