03/01404/ARefused
a dwelling on this same site
3 April 2019 · Delegated
Newstead, Andreas Road, Ramsey, Isle Of Man, IM8 3ue
This application sought approval in principle for a new detached dwelling on land adjacent to Fasque, Andreas Road, Ramsey, in the parish of Lezayre. The proposal would have used an existing access point shared with the neighbouring property. The application was refused in April 2019. The access onto Andreas Road was found to fall short of required visibility standards for drivers emerging from the site. Although visibility would have been an improvement on what previously existed, it was not considered sufficient to justify an additional dwelling using that access, particularly given that the derestricted speed limit begins approximately 43 metres to the north. A second reason for refusal concerned the impact on the existing property, Fasque.
The application was refused on two grounds. First, the shared access point does not provide adequate visibility for drivers emerging onto Andreas Road, falling short of highway safety standards and making it unsuitable for an additional dwelling. Second, vehicles and pedestrians using the new dwelling's access would pass directly alongside the existing property, Fasque, harming its occupants' privacy and amenity; the proposed screening fence would itself restrict light and outlook to that property.
Refusal Reasons
General Policy 2 of the Strategic Plan
fails to accord with General Policy 2h and 2i
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Backland Development and Development in Grounds of Houses
garden areas are protected from inappropriate residential development, particularly where such development would result in the loss of existing trees or hedgerows (reference: Policy R/E/P3). ## The Built Environment
Environment Policy 42
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
a dwelling on this same site