Erection of a block of 12 garage units with landscaping and screening | Ramsey | Planning Portal IoM | Isle of Man Planning Portal

09/01153/BRefused

29 March 2010 · Delegated

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Erection of a block of 12 garage units with landscaping and screening

Temporary Site Supply, 1-3, Fairway Drive, Ramsey, Isle Of Man, IM8 2bq

Received14 Jul 2009

Validated20 Jul 2009

Decided29 Mar 2010

8 months

Received14 Jul 2009

Validated20 Jul 2009

Decided29 Mar 2010

8 months

Why Was This Refused?

✓The site is an undeveloped parcel of land included in the original layout of the apartment development as open space
✓The proposed garage block would remove a 'breathing space' contributing to the openness and visual character of the street scene
✓Loss of garden, recreational, and amenity space for residents of The Pavilions
✓The site was found to be overgrown and not maintained as shown in previous applications
✓The proposal was refused under delegated authority by the Senior Planning Officer
✓amenity
✓character
✓impact the proposed garage block with associate landscaping would have on an area of open space
✓adverse impact upon the visual appearance of the area
✓loss of garden / recreational / amenity space for the residents of the Pavilions

This application sought permission to erect a block of 12 garage units with associated landscaping and screening on a parcel of undeveloped land adjacent to The Pavilions, 1–3 Fairway Drive, Ramsey, Isle of Man. The site sits on the western side of Claughbane Drive and north of Fairway Drive. At the time of the application it was described as overgrown, with only boundary planting and limited tree planting in place. The land was identified as having been included in the original layout of the apartment development as open space. The application was refused on 29 March 2010. Decision-makers concluded that developing this land would remove an area of open space that provides visual amenity, openness to the street scene, and garden and recreational space for nearby residents.

The application was refused because the land in question forms an area of open space that was part of the original layout for the apartment development. Building a garage block there would remove a 'breathing space' that contributes to the visual character of the street and provides garden and amenity space for residents of The Pavilions. The loss of this open space was considered harmful to current residents of the area.

Site Observations

•The site represents a parcel of undeveloped land adjacent to The Pavilions, 1 - 3 Fairway Drive, Ramsey, located on the western side of Claughbane Drive and north of Fairway Drive.
•Currently the site is overgrown, and with the exception of planting around the boundaries of the site and some small scale tree planting in accordance with a planning condition, the site would not appear to be maintained as proposed in previous applications.

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 apartment development, and contributes to the visual amenity and openness of the street scene and provides for garden/amenities for adjacent residents. The loss of this land would result in a loss of open space to the detriment of current residents of the area, therefore 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).

Policies Assessed (3)

GP2

General Policy 2

Isle of Man Strategic Plan (20th June 2007)

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

EP42

Environment Policy 42

Isle of Man Strategic Plan (20th June 2007)

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.''

R/R/P3

Policy R/R/P3

Ramsey Local Plan 1998 - Planning Circular 2/99

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.