20 April 2004 · Planning Committee (review decision)
Plot 5 Riverside Cottage Gardeners Lane Ramsey
The proposal involved repositioning the dwelling and garage approved under PA 00/01629/B on Plot 5 within a residential development site adjacent to the Sulby River in Ramsey, as part of three linked applications to create a sixth plot overall.
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The Planning Committee assessed the proposal in conjunction with linked applications 04/00227/B and 04/00229/B, concluding from submitted drawing no.
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 and 5RC/01 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
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
density less than housing on hill above, similar to existing plots, fully utilises zoned land, landscaping to complement opposite Poyll Dooey land
Department of Transport Highways Division raised no objections due to no adverse traffic impacts; Ramsey Town Commissioners objected strongly to the proposed plot subdivision as over-intensive development detracting from the site's visual appearance.
Key concern: over-intensive use of the site by subdividing plots for an additional dwelling, creating visual impact
Department of Transport Highways Division
No ObjectionNo adverse traffic impacts.; The Highways Division does not wish to make further representation to the forthcoming review, beyond the response in the initial letter.
Ramsey Town Commissioners
ObjectionThe Commissioners have resolved to Object 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
ObjectionThis application now seeks to divide two of the existing plots in order to accommodate an additional plot; The Commissioners therefore would seek to reverse the initial Planning decision to approve this application and continue to recommend refusal.
Department of Transport Highways Division
No CommentThe Highways Division does not wish to make further representation to the forthcoming review, beyond the response in the initial letter.
The original application for alteration to site layout of an approved dwelling and garage (referencing 00/1629/B) on Plot 5 was approved by the Planning Committee on 16 April 2004 and confirmed on review on 2 July 2004. Ramsey Town Commissioners appealed, contending that reducing plot widths to accommodate an additional plot constituted over-intensive development, increasing density from 5 to 6 dwellings in a visually prominent riverside location. The Planning Committee defended the approval citing the site's residential zoning in the Ramsey Local Plan and acceptable overall layout when considered with related applications. The inspector concluded that the proposed six dwellings remained spacious, with no significant difference in visual impact from the approved five, rejecting claims of over-intensity. The appeal was dismissed, upholding the approval.
Precedent Value
This appeal shows that minor increases in density (from 5 to 6 dwellings) can be acceptable if the layout remains spacious and accords with local plan zoning, even in visually prominent riverside locations; applicants should present holistic site layouts across related permissions to demonstrate no over-development.
Inspector: R E Wilson
