12 April 2023 · Delegated
Ballaghennie, Lezayre Road, Ramsey, Isle Of Man, IM8 2ta
This application sought permission to remove two existing chimneys and add a rear dormer to Ballaghennie, a single-storey detached bungalow with roof-space accommodation on Lezayre Road, Ramsey. The property sits on the southern side of Lezayre Road, with Ramsey Grammar School to the east and its sports pitch visible from the rear elevation. The main planning considerations were the effect on the visual amenities of the street scene and any impact on neighbouring properties. The street scene includes a mix of dwelling types, with some properties having chimney stacks and others not, which was relevant to assessing the removal of the chimneys. The application was approved under delegated authority, with one condition attached to the permission.
The application was approved by the Director of Planning and Building Control acting under delegated powers. The key planning considerations were the impact on the visual amenities of the street scene and the potential effect on neighbouring properties, both of which were found to be acceptable.
General Policy 2
The proposal is considered to be in accordance with 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
Strategic Policy 3(b)
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.''
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Alterations, enlargement of existing gable and installation of gable window
This application enabled the creation of the front facing wall dormer which the current application seeks to replicate on the rear elevation of the dwelling.
Replacement of existing garage with extension including kitchen and enlarged garage with roof lantern and front and rear access
This application and the previous application enabled alterations to the dwelling and have resulted in the existing appearance of the dwelling which the current application would alter.
