22 February 2019 · Delegated
17, Royal Park, Ramsey, Isle Of Man, IM8 3uf
The proposal was for the erection of a detached dwelling with associated parking on land to the west of 17 Royal Park, Ramsey, Isle of Man. Planning permission was refused. The decision states that the dwelling’s size and height, together with its proximity to the neighbouring property at 12 Rheast Mooar Avenue, would have an adverse, overbearing impact affecting outlook and enjoyment. The decision also says the development would result in the loss of an area of public open space, contrary to policy, and would create an unwanted precedent by allowing residential development into land designated as public open space.
The application was refused for two main reasons. The proposed detached dwelling was considered likely to adversely affect the residential amenity of a neighbouring property due to its size and height, including an overbearing impact on outlook and enjoyment. The proposal was also considered to lead to the loss of an area of public open space, which would be contrary to relevant local and strategic policies and create an unwanted precedent.
Refusal Reasons
General Policy 2: of the Isle of Man Strategic Plan 2016
contrary to criterion (g)
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
Environment Policy 42 of the Isle of Man Strategic Plan 2016
contrary to
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.''
Ramsey Local Plan policy R/R/P3
contrary to
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.
Phase One, Fields 131161, 131047 & 134070, Ormly Fields with access vie Vollan Crescent - Proposed detailed House types for phase 1 of residential development comprising of 46 plots
Fields 131161, 131047, 134070,131049and 131085 Ormly Fields with access vie Vollan Crescent - Proposed residential estate layout comprising of plots, road, and sewers for 111 mixed density dwellings with associated open space and landscaping
erection of a single two storey dwelling on the current proposed site
