15 February 2011 · Committee
St Olaves, Bowring Road, Ramsey, Isle Of Man, IM8 3es
The proposal sought approval in principle to erect a single dwelling on an overgrown, unused plot forming part of the residential curtilage of St Olaves House, Bowring Road, Ramsey, situated south of the existing house and to the west of Bowring Road. Despite the Planning Authority sending multiple letters requesting the test, no results were submitted in the period between October 2009 and the February 2011 committee meeting. Without that evidence, the authority could not determine whether the site could be adequately serviced, making the proposal contrary to General Policy 2(j) of the Isle of Man Strategic Plan. Other issues — including highway access, tree retention, neighbouring amenity, and land stability — were considered manageable through conditions at reserved matters stage, but the unresolved drainage question was decisive.
The application was refused because the applicant did not submit a percolation test, which had been required since October 2009 to show that a soakaway drainage system was achievable on the site. Without this evidence, the Planning Committee could not confirm that the development could be provided with all necessary services, as required by General Policy 2(j) of the Isle of Man Strategic Plan. The officer recommended refusal on the same grounds, and the committee agreed.
Infill/Backland Sites
seeks to protect from development sites which provide attractive natural breathing spaces
3.14 Policy R/R/P3: Infill/Backland Sites Within areas zoned for Predominantly Residential use there will be a general presumption against the development of those sites which provide attractive, natural "breathing" spaces between established residential buildings. These sites will often include trees, mature landscaping, or simply green space. Any possible development of such sites should form the subject of consultation with the Office of Planning prior to the submission of any application.
