Approval in principle for four detached dwellings with associated parking addressing siting and means of access

Land Adjacent To, Brookfield Court, Brookfield Avenue, Ramsey, Isle Of Man, IM8 2ap

Received23 Dec 2015

Validated24 Dec 2015

Committee29 Feb 2016

Decided3 Mar 2016

2 months

Received23 Dec 2015

Validated24 Dec 2015

Committee29 Feb 2016

Decided3 Mar 2016

2 months

Why Was This Refused?

✓Site is an undeveloped open space included in the original layout of the residential area
✓Loss of the 'breathing space' considered harmful to visual amenity and existing residents
✓Housing development on the site judged premature pending new Island-wide area plans
✓No evidence that housing need could not be met on a more suitable site
✓Insufficient information provided about impact on foul and surface water sewers through the site
✓amenity
✓highways
✓principle of development and the potential impact upon the visual amenities of the area
✓potential impact upon neighbouring amenities
✓potential impact upon highway safety

This application sought approval in principle for four detached dwellings with associated parking on a parcel of undeveloped land adjacent to Brookfield Court, Claughbane Drive, Ramsey. The site is an open grassed area with willow planting, bounded by a timber fence, with a public footpath running along its northern boundary. The Committee refused the application in March 2016, in line with the officer's recommendation. The principal reason was that the land forms a deliberate 'breathing space' within the original residential layout, contributing positively to the street scene and the amenity of nearby residents. Releasing it for housing was considered premature because Island-wide area plans, which would assess the need for additional housing, had not yet been completed. A second refusal reason was that the applicant had not provided enough information to demonstrate that building four dwellings would not adversely affect the foul and surface water sewers known to run through the site.

The application was refused by the Committee in March 2016. The site was identified as a planned open space or 'breathing space' within the original layout of the area, and its loss was considered harmful to the visual amenity of the street scene and to the amenity of existing residents. The release of the site for housing was also judged premature given that new area plans for the Isle of Man were still being developed. A second reason for refusal was that insufficient information had been provided to show that four dwellings could be built without affecting the foul and surface water sewers running through the site.

Site Observations

•The site represents a parcel of undeveloped land adjacent to Brookfield Court, Brookfield Avenue, Ramsey located on the eastern side of Claughbane Drive and south of Brookfield Court.
•The site currently has a 1 metre high timber fence which runs along the north, south and western boundaries of the site. The character of the site is open space, made up of grasses and Willow plants.
•A public footpath runs along the northern boundary of the site providing pedestrian access from Claughbane Drive and Laurys Avenue.
•Visiting the area the site still provides a breathing space, which does contribute positively to the residential environment.

Refusal Reasons

✕It is considered that the piece of land referred to in this application creates a "breathing space", the development of which would remove an area of open space which was included in the original layouts for the area, and contributes to the visual amenity of the street scene. The loss of this land would result in a loss of open space to the detriment of current residents. It has been established that the building of dwellings should be directed to sustainable locations and the Department is currently undertaking new area plans for the whole Island, which will consider the potential need for additional housing. Since the area plans have not been established and are still ongoing and since not all of the smaller "breathing spaces" have been developed, the release of this site for housing is considered premature at this stage as, in the absence of it being proven that there is a need for the proposed housing that could not be met on a preferable site, the proposed development would be contrary to Policy R/R/P3 of the Ramsey Local Plan (Planning Circular 2/99), Environment Policy 42 and General Policy 2 of the Isle of Man Strategic Plan (June 2007).
✕Insufficient information has been provided to determine whether the siting of four dwellings as proposed would not impact upon the foul and surface water sewers which run through the site.