Planning Statement Plot 6 Greens

Planning Statement In Support Of The Erection Of A Dwelling Plot 6, The Greens, Fairfield Avenue, Ramsey

• 1.0 Introduction
• 1.1 The site is an undeveloped plot of land immediately south west of Manor House, (5, The Greens)

• shaded green on the plan above. The Manor House and number 4 immediately to the north are two of three approved plots originally called The Greens. The site is plot 6.

• 1.2 The site is otherwise surrounded by Ramsey Golf Course with a watercourse running around the north western side of the site (Strooan ny Crawe) into a pond which sits to the south west of the site.
• 1.3 The site is accessed by an existing paved road which also serves numbers 4, and 5, The Greens, as well as Thie Quinney and Fairacre (on approved plot 3).

1.4 The site is open with trees around the perimeter.

• 2.0 Planning history
• 2.1 The whole area of three fields which now comprise the site with plots 4 and 5, collectively known

• as The Greens, Thie Quinney and Fairacre as well as land to the north east of Fairacre, were originally intended to be a low density development of 10 plots (91/00404/A - see below for the site definition. Upon the sale of a portion of the land (comprising 3 of the plots) to the DHSS in or around 1993 for construction of the sheltered accommodation (now Thie Quinney - 92/00505/A and 92/01052/B), the owners of the then remaining land were required to submit a scheme for approval for the entire area which showed the Leonard Cheshire Home (now Thie Quinney) plus the remaining 7 plots (this was
• at the insistence of the then planning office, as the Department wanted to see the Leonard Cheshire Home as part of a wider residential development rather than being developed in isolation). This was 92/01165/B and which included a plot immediately to the rear of The Oaks which fronts Lezayre Road.

• 2.2 An application for detailed approval for the three plots comprising The Greens (97/00524/B) was approved. Detailed approvals for plot 5 was granted under 97/00510/B, for plot 4 under 99/00693/B and for Fairacre under 98/02200/B, 99/00301/B and 02/00676/B. Roads and services have already been installed which include the existing and the other plots not yet developed (plots 1 and 2 to the north of Fairacre and plot 6 to the south west of plot 5). These applications consistently show the application site as a plot. The plot numbering shown below has changed following the omission of the land to the rear of The Oaks and the three plots shown below were subsequently renumbered as 4, 5 and 6.

• 3.0 Planning policy
• 3.1 The adopted development plan for this part of the Island is the Ramsey Local Plan which was adopted in 1998. The Cabinet Office is in the process of superseding this by a new Area Plan which will cover the north and the west of the Island although this is in draft form at the present time. According to the Strategic Plan, Ramsey is one of the five second tier settlements below Douglas, referred to as Service Centres and where “Outside Douglas development will be concentrated on the following Service Centres to provide regeneration and choice of location for housing, employment and services” and where “Area Plans will define the development boundaries of such centres so as to provide a range of housing and employment opportunities at a scale appropriate to the settlement” (Spatial Policy 2). Development is generally directed towards settlements and sustainable locations (Strategic Policies 1, 2 and 10, Spatial Policy 5 and Housing Policy 4).
• 3.2 All of the undeveloped land which was part of the above applications is currently designated on the Ramsey Local Plan as Residential (below left) with a specific development brief which required: "A maximum of 7 dwellings may be provided, in accordance with the approval in principle already granted. All existing streamside and hedgerow trees should be retained. The area of the playing field should be kept as open space.” The playing field is specifically designated as such on the Ramsey Local Plan Map 2 and is shown as open space on the draft area plan.

• 3.3 The undeveloped areas already have access, services and sewerage available on the sites and the sites are physically distinct from the surrounding golf course and Lheighany Field, separated therefrom by a lane, pond and trees and in terms of ownership and land use designation on the Ramsey Local Plan.
• 3.4 The site is designated on the draft Area Plan for the north and west (above right) as Open Space along with the land to the north of Fairacre. Both areas are within the town boundary. The owners have made representation to the Cabinet Office to have the residential land use reinstated as it currently appears in the adopted local plan.
• 3.5 There are no Registered Trees or Registered Tree Groups nor any Registered Buildings on the site. There are Registered Trees immediately to the north of the site on the north western side of the Strooan ny Crawe. The site does not lie within a Conservation Area.
• 3.6 There are no constraints shown on the maps accompanying the Area Plan, in respect of ecology, flood risk or any other impediment to development.
• 3.7 Development is generally subject to the guidance in General Policy 2 of the Strategic Plan and also the Residential Design Guide which provides advice on how the impact of development on other residential properties will be measured and also promotes sustainable construction and biodiversity opportunities.

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.

• 3.8 Development should ensure that watercourses are protected under Environment Policy 7:

Environment Policy 7: Development which would cause demonstrable harm to a watercourse, wetland, pond or dub, and which could not be overcome by mitigation measures will not be permitted. Where development is proposed which would affect a watercourse, planning applications must comply with the following criteria:

• (a) all watercourses in the vicinity of the site must be identified on plans accompanying a planning application and include an adequate risk assessment to demonstrate that works will not cause long term deterioration in water quality;
• (b) details of pollution and alleviation measures must be submitted;
• (c) all engineering works proposed must be phased in an appropriate manner in order to avoid a reduction in water quality in any adjacent watercourse; and
• (d) development will not normally be allowed within 8 metres of any watercourse in order to protect the aquatic and bankside habitats and species.

• 4.0 The proposal
• 4.1 Proposed is the erection of a dwelling and detached garage on the site. The dwelling will sit to the south west of Manor House where the mutual boundary is currently partly a large coniferous hedge with a lower section to the north west albeit this vegetation is within plot 6. The proposed dwelling will be located over 23m from the nearest part of Manor House, which is a single storey conservatory located on the south western elevation of that property. The garage is slightly closer, with one corner being just over 19m from the Manor House which has one first floor window in the side elevation facing the proposed development.
• 4.2 The proposed garage is 8m long and 7m wide.
• 4.3 Both the garage and house are designed and finished in an Arts and Crafts style with a red roof, facing brickwork and render matching that of Manor House.
• 4.4 The dwelling will be connected to the existing sewerage and services which already serve the site.
• 4.5 The development will be some distance from existing trees which form the perimeter and there is no proposal for any boundary fencing or walling as the site is already naturally defined.

• 5.0 Conclusion
• 5.1 Development of this site would be consistent and compatible with the existing land use in the adopted Local Plan and with the surrounding land uses, the permitted use in terms of the historic planning history of the site and in compliance with Strategic Policy 1 for the optimisation of underused sites, and in accordance with the principles of sustainable development and optimising the use of under-used sites in accordance with Strategic Policies 2 and 10, Spatial Policy 5, Housing Policy 4 and Transport Policy 1 as well as addressing Climate Change in accordance with the Climate Change Act 2021. The site is within convenient and safe walking distance of shops, schools, employment and leisure opportunities.
• 5.2 The dwelling has been designed to complement the existing houses to the north east and orientated to maximise natural solar gain and light. No trees will be removed to facilitate the development and the remaining trees are far enough from the proposed dwelling as not to cause any future interference or be threatened by the development or its future occupation.
• 5.3 It is not believed that there will be any biodiversity loss from the development as the site is an undeveloped plot with no notable vegetation other than the peripheral trees which will remain. The development will incorporate wildlife friendly features such as bird and bat boxes, bee bricks and new planting.
• 5.4 The dwelling is sited to as to comply with the guidance in the Residential Design Guide in respect of outlook and privacy for the occupants of Manor House and there is parking, access and manoeuvring space to enable safe and convenient access as well as bicycle storage and electric vehicle charging facilities within the garage.
• 5.5 We believe that the proposal complies with all of the relevant Strategic Plan policy requirements and will complete this end of an approved, low density development of housing in a highly sustainable location.

Sarah Corlett 11.04.23