Officer Report

Application No.: 17/01066/B Applicant: Seymar Developments Limited Proposal: Erection of a four storey block comprising of eight residential apartments with associated car parking and landscaping, comprising amendments to PA 15/01141/B (part retrospective) Site Address: Land At Greenbank Bungalow Corner Of Park Road And Premier Road Ramsey Isle Of Man IM8 3AR Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

THIS APPLICATION IS RECOMMENDED TO BE CONSIDERED BY THE PLANNING COMMITTEE AS AN AMENDED SECTION 13 LEGAL AGREEMENT IS REQUIRED

1.0 THE SITE - 1.1 The application site is the curtilage of Greenbank, a bungalow bounded by Park Road and Premier Road within Ramsey. The site is located east of Mooragh Park and west of the Promenade. Originally the site currently comprises a single residential property which is a single storey bungalow with a front and rear garden, and detached double garage, with vehicular access is off Premier Road. However, the site has recently been redeveloped and a four storey block apartment block is nearing completion.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the erection of a four storey block comprising of eight residential apartments with associated car parking and landscaping, comprising amendments to PA 15/01141/B (part retrospective). - 2.2 The amendments to the previously approved application include:

• o Relocation of building by 1.5m to the south;
• o Ridge height of building increase by 0.4m;
• o Window to bedrooms changed from patio door to French doors;
• o Quoin stones omitted on protruding gables to first to third floors;
• o Stone slips to external cladding;
• o Quoin stones added to external corner at ground floor level;
• o Artstone surrounds added to windows at ground floor level;
• o Protruding stone/render nibs omitted from gables to first to third floors; and
• o Canopy to entrance from Park Road revised.

3.0 DEVELOPMENT PLAN POLICIES - 3.1 The Ramsey Local Plan designates the application site as being Mixed Use (Residential/Office). The site is not within a Conservation Area. Due to the zoning of the site and the proposed works the following policy is relevant in the determination of the application:- - 3.2 Strategic Policy 1 states: "Development should make the best use of resources by:

• (a) optimising the use of previously developed land, redundant buildings, unused and underused 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."

3.3 Strategic Policy 2 states: "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." - 3.4 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies." - 3.5 General Policy 2 states: "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."

3.6 Housing Policy 1 states: "The housing needs of the Island will be met by making provision for sufficient development opportunities to enable 6000 additional dwellings (net of demolitions), and including those created by conversion, to be built over the Plan period 2001 to 2016." - 3.7 Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:

• (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10;
• (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and
• (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14."

3.8 Housing Policy 5 states: "In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that 25% of

• provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more."
• 3.9 Environment Policy 42 states: "New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans."

4.0 PLANNING HISTORY - 4.1 There are a number of previous planning applications relating to this site ; however, only the following is considered most relevant: - 4.2 PA 15/01141/B - Demolition of existing bungalow and erection of a four storey block comprising of eight residential apartments with associated car parking and landscaping - Approved

5.0 REPRESENTATIONS - 5.1 Ramsey Commissioners do not object (received on 20.11.2017) but make the following comments; Application states the building is moving 1500mm south; however, it appears on the drawings to be moving 1500mm north, towards the hotel building. - 5.2 Manx Utilities make the following comments (08.112.2017): " We accept your Flood Risk Assessment as per the approved application (15/01141/B). We have only recently opted to advise the FFL at 600mm as per UK Environment Agency guidelines. We therefore have no objection to this development." - 5.3 The owner/occupants of Glebe Cottage, Maughold makes no comments in relation to the merits of the application, only comments in relation to the description and other procedural issues (24.10.2017).

6.0 ASSESSMENT - 6.1 As indicated previously the apartment complex is nearing completion (if not completed as apartments are now for sale) and overall the amended scheme is very similar to the previously approved applications. It is considered the amended as listed, which are mainly slight design tweaks are appropriate and do not have a significant visual impact upon the overall design of the building. - 6.2 Accordingly, it is once again considered that the scheme would have no significant impacts upon private or public amenities, and therefore complies with the relevant planning policies. - 6.3 In terms of affordable housing, a commuted sum payment was accepted by the Department under the last approved application. However, as this is a new application (albeit minor changes) a new Legal Agreement is required. Further, to date no payment has not been made at this stage (the Commuted sums are paid upon completion of the construction process and sale and nothing has been paid at this time).

7.0 CONCLUSION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Ramsey Local Plan and therefore recommended for an approval subject to a Section 13 Agreement for affordable housing provision.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;

• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

8.2 The Planning Committee must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

Recommendation Recommended Decision: Approve subject to Legal Agreement Date of Recommendation: 12.12.2017

Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. All planting as shown on drawing WJ-100-0019 REV A shall be carried out in accordance the approved details in the first planting and seeding seasons following the first occupation of one or more units. Any trees or shrub that dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation. Reason: To ensure the provision of an appropriate landscape setting to the development.
• C 3. The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.

Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety. This approval relates to drawings reference numbers 16150-102-A, WJ_142_1, WJ_142_2 and WJ_100-0019 REV a all received on 10th October 2017. REPORT ADDENDUM/NOTE

Initial consideration was given to this application by the Planning Committee 15th January 2018. The Committee approved the application subject to satisfactory conclusion of a legal agreement under Section 13 of the principal Act to provide for affordable housing. The minutes of the meeting recorded that once the S13 had been concluded the decision could be signed off by the Department.

Accordingly this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the Planning Committee and appropriate DEFA Delegation.

Decision Made : Permitted Date : 21.05.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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