22 December 2008 · Committee
Brookfield, Brookfield Avenue, Ramsey, Isle Of Man, IM8 2ad
The proposal is for approval in principle for residential development to provide four detached dwellings with integral garaging on land adjacent to Brookfield Court, Brookfield Avenue, Ramsey. The site is described as undeveloped land adjacent to Brookfield Court, on the eastern side of Claughbane Drive and south of Brookfield Court. The Planning Committee refused the application. The decision states that developing the site would remove an area of open space that forms part of the original layouts and contributes to visual amenity, which would be detrimental to current residents. It also found that releasing the site for housing was considered premature because new area plans for the island are ongoing and there is not established evidence of an unmet need for the proposed housing on a more suitable site.
The Planning Committee refused approval in principle for four detached dwellings with integral garaging. The refusal was based on concerns that the proposal would remove open space used as part of the original layouts and that it contributes to the visual amenity of the street scene. The decision also concluded that housing on this site was premature given that relevant area plans are not yet established and there is no proven need for the proposed housing that could not be met on a preferable site. The officer recommendation was to refuse, which matched the final outcome.
Refusal Reasons
Infill/Back lands sites
Ramsey Local Plan
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.
Strategic Policy 1
Isle of Man Strategic Plan
Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under -used land and buildings, and re - using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
Strategic Policy 2
Isle of Man Strategic Plan
Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. (1) Open Space is defined in Appendix 1. (2) Sustainable Urban Extensions are defined in Appendix 1 4.3.2 Appendix 3 to the Plan identifies the towns and villages, and also explains why the Department has rejected the idea of a new settlement, which was mooted in the Consultation Draft published in May 2000. 4.3.3 Each of our towns and villages has an ind ividual character arising not only from its geographical position and existing fabric, but also from its historical, cultural, and social background. This character should be protected and enhanced. Accordingly:
General Policy 2
Isle of Man Strategic Plan
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
Isle of Man Strategic Plan
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.''
Approval in principle for erection of six houses
REFUSED AT APPEAL
Approval in principle for erection of seven houses
REFUSED AT REVIEW
Development of phase 4 sheltered housing scheme, erection of 11 houses, Ballastowell Gardens, Claughbane, Ramsey
Erection of 28 No. houses and three blocks of garages, Phase 3, Ballastowell Gardens, Ramsey
Construction of Phase 2 Development including roads, sewers and 16 no. dwellings and warden’s house, Ballastowell Gardens, Claughbane, Ramsey
Layout of Phase 1 roads, plots and sewers of a 5-Phase development, Ballastowell Gardens, Claughbane, Ramsey
Construction of dwelling units 1-20, comprising Phase 1 development, Ballastowell Gardens, Claughbane, Ramsey
Approval in principle to erection 65-75 sheltered accommodation units with roads, car parking and landscaping, Ballastowell Gardens, Claughbane, Ramsey