19 January 2009 · Acting Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
13, Queens Valley, Ramsey, Isle Of Man, IM8 1ng
The proposal involved building a new double garage extension (7m wide x 7.1m deep x 5.7m ridge height) on the western gable of the existing two-storey detached dwelling, a timber cabin (5.9m x 3.6m x 3.1m ridge) in the northeast corner of the rear garden, and replacing a 1.8m grass bank on the eastern boundary to Ballu…
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The officer considered the proposal against Strategic Plan Policy 2 in the context of the site's 'Predominately Residential' zoning under the Ramsey Local Plan, assessing impacts on neighbouring ameni…
General Policy 2
Requires development in zoned areas to respect site/surroundings in siting/layout/scale/design, not adversely affect amenities/character/road safety, provide parking/access. Officer tested garage/cabin siting/distances against No.12/15 amenities (5m/14m separation, screening prevents harm), cabin ancillary use, wall matching nearby design/lower height; plot size adequate vs neighbours; no traffic/highway issues raised. Found compliant on all relevant tests (a)-(n).
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 the erection of garage extension, timber cabin within rear garden and boundary wall with pedestrian access as proposed in the submitted documents and drawings 01, 02, 100 and 101 REV A all received on 11th September 2008.
Materials matching
The external finishes of the extension must match those of the existing building in all respects.
Ancillary use restriction
The proposed timber cabin may be used only in association with the main dwelling house "13 Queens Valley" and for purposes ancillary to the use of main dwelling house "13 Queens Valley" as a single dwelling.
no comment on merits; note underground cables/overhead lines present, contact for safety
Multiple neighbouring residents object to the application citing loss of light, privacy, noise, overdevelopment and unneighbourly impact; Ramsey Town Commissioners object to the garage extension but have no objection to the cabin with condition; Manx Electricity Authority requests contact and standard conditions due to nearby cables.
Key concern: Garage extension un-neighbourly due to height and boundary proximity causing loss of light and overdevelopment
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact our Network Operations Department...
Conditions requested: Applicant must contact Network Operations Department (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents (Tel. 687766) before any work is carried out on site; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Ramsey Town Commissioners
Conditional No ObjectionObject to part of this proposal; such extension is deemed to be un-neighbourly and would therefore constitute an over intensive use of this site; the cabin should only be used for the personal use of the house occupiers and therefore should have a non-habitable use and used only in association with the existing dwelling
Conditions requested: Cabin should only be used for the personal use of the house occupiers and therefore should have a non-habitable use and used only in association with the existing dwelling
