17 April 2019 · Delegated
Old Snooker Hall, North Shore Road, Ramsey, Isle Of Man, IM8 3dq
This application sought permission to demolish an existing single-storey timber storage building, formerly known as St Olaves Men's Institute, and replace it with a new detached dwelling. The site is located to the north of North Shore Road in Ramsey and is accessed via the car park of the adjacent St Olaves School House, which is partly used as a snooker club and partly as a dwelling. The application was refused by the Head of Development Management under delegated authority. Two refusal reasons were given. The proposed dwelling was considered to sit too close to the neighbouring property, resulting in an overbearing relationship and direct overlooking between habitable room windows, causing harm to the residential amenity of the occupants of St Olaves School House. Additionally, the applicant did not adequately demonstrate that satisfactory access to the site could be achieved, and there was uncertainty over whether sufficient private amenity space would be provided.
The application was refused on two main grounds. First, the proposed dwelling would sit too close to the neighbouring property at St Olaves School House, creating an overbearing relationship and unacceptable overlooking between habitable windows. Second, the applicant did not adequately demonstrate that safe and satisfactory access to the site could be achieved.
Refusal Reasons
Policy R/E/P3 of the Ramsey Local Plan 1998
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
Environmental 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.''
General Policy 2
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
Transport Policy 7
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
