18 April 2007 · Planning Committee
Maughold Lodge, Claughbane Walk, Ramsey, Isle Of Man, IM8 2jp
The proposal seeks approval in principle for a two-storey four-bedroom dwelling in the rear garden of Maughold Lodge, a residential site zoned for predominantly residential use under the Ramsey Local Plan 1998.
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The officer concluded the principle of a single dwelling was acceptable in this residentially zoned urban site despite Policy R/R/P3's presumption against developing 'breathing spaces', as the site is…
Ramsey Local Plan Policy R/R/P2: Specific Area Development Briefs (Ormly Hall)
Requires development in Ballure area (site location) to safeguard settings of Manx Electric Railway and St Mary's Church, regard amenity of trees/gardens. Officer noted site well-screened, no mature trees lost, proposal in-keeping with area.
Policy R/R/P3
Presumption against developing 'breathing spaces' with trees/mature landscaping/green space in residential areas. Officer applied but found site not significantly attractive (grassed/small bushes), single dwelling retains curtilages, urban not greenfield, thus principle acceptable.
Approval in principle time limit and reserved matters
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
Approved plans
This approval relates to the submitted documents and drawing 01 all received on 28th December 2006.
Turning facility
The curtilage of the dwelling must include facility to allow a vehicle to turn within the site so as to enter and exit in a forward gear.
Off-street parking
In the interests of road safety, two off street parking spaces must be provided to serve the needs of the development.
Do not oppose
No comment on merits; note for water connections
No comment on merits; note for electricity supply
Utilities consultees (IoM Water Authority and Manx Electricity Authority) request standard contact conditions for connections; Highways Division has no objection; Ramsey Town Commissioners object due to access and back-land development issues.
Key concern: vehicular access dividing private amenity space and inadequate width of Claughbane Walk for safe access/egress
Isle of Man Water Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes
Conditions requested: 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; For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Manx Electricity Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: condition of planning be that the applicant must contact the Authority
Department of Transport, Highways Division
No ObjectionDo not oppose
Ramsey Town Commissioners
Objectionthe Commissioners considered the above application at their meeting held on Wednesday 17th January, 2007 and have resolved to Object to the proposal
The original application (06/02255/A) for approval in principle for a single dwelling on land to the rear of Maughold Lodge was permitted by the Planning Department despite objections from Ramsey Town Commissioners. The Commissioners appealed, arguing backland development, poor access on narrow Claughbane Walk, unsatisfactory layout, and drainage issues, citing Ramsey Local Plan and draft Strategic Plan policies. The applicant and Department countered that the site is urban, screened, provides adequate amenity space, generates minimal traffic, and drainage can be resolved at detailed stage. The inspector found the site does not provide important 'breathing space', layout acceptable due to separation and levels, traffic impact minimal per DoT, and drainage solvable, deeming the permission reasonable. The appeal was dismissed, upholding the approval in principle.
Precedent Value
This appeal shows third parties (e.g. Boards/Commissions) can appeal permissions but face high bar to overturn officer approvals; site-specific analysis trumps general policy presumptions, and technical consultee support (DoT) is decisive. Applicants should secure pre-app agreement and address prior refusals explicitly.
Inspector: Michael Hurley
