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together with the proposed site and position of the new development in relation to the existing, would prevent any substantial overbearing impact from occurring. For these reasons it is considered the impact upon the residential amenities upon the occupants of 'Towerside Court' would not be significant to warrant a refusal. The only other property potentially significantly detrimentally impacted upon would be Nr 5 Santon Terrace which is located directly north of the application site and would be directly attached to the new terraced property which forms part of this scheme. The main issue relates to the potential overbearing impact and loss of light that the proposed development would have upon the residential amenities for the occupants of this property. The area of initial concern is the proposed rear projection of the proposed terraced property attached to No 5 Santon Terrace. Currently there consists of an approximately 3/3.5 metre high wall which forms part of a flat roofed structure which is proposed to be removed. This runs along the entire southern boundary of Nr 5. To the rear (east) consists of the two storey Museum Shed building which has a ridge height of approximately 6.5 metres. The proposal would project 3.5 metres past the rear elevation of No 5 Santon Terrace at a height of 8.2m. The extension would leave a minimum 0.6 metres gap to the boundary wall with Nr 5, which would gradually increase to a gap of 1 metre. Consequently there is no doubt that the proposed building would be somewhat imposing. Although the relationship between the proposed building and No 5 Santon Terrace is less than ideal, it is not considered to be significantly worse than the current situation and on balance is acceptable. Due to the design and the position of existing and proposed windows, there would be no issue of overlooking into neighbouring properties and therefore no loss of privacy concerns. Residential amenities for future occupiers In terms of internal amenity space, each apartment has an adequate amount of space and an acceptable amount of outlook. The majority of the apartments have the primary views from living and kitchen, looking outwards of the site and not looking inwards towards the landscaped plaza within the centre of the development. The reason for this is to prevent potential overlooking towards Towerside Court apartments. However, all apartments have an acceptable outlook and are of an adequate size to provide an acceptable amenity level for future occupiers. In terms of the external amenity, there is the landscaped plaza within the centre of the development. However the site, given its town centre location, benefits from being close to a number of local facilities and amenities. There is the Promenade and the beach, whilst the countryside is only a little distance away. The tram station is directly adjacent to the site, and there are a number of public parks within a few minutes walk. For indoor provisions there is the nearby swimming pool, and of course the town centre shops are within easy reach. It is also important to consider that this is the same situation with many new apartment developments within the Island, and external amenity space is normally accepted to be provided by public services/provisions outside the application site. Parking Provision Regarding parking provision within the site the submitted drawings indicated a total of 17 car parking spaces, within the ground floor level, which are accessed via Tower Road. The parking standards set out in Appendix 7 of the Strategic Plan indicate that there should be 1 space for 1 bedroom and 2 spaces for 2 or more bedrooms. Therefore, as the development proposes eleven, two bedroom apartments and six, one bedroom apartment, 28 car parking spaces would be required. The proposal is therefore short by 11 off road car parking spaces. However, with Appendix 7 of the Strategic Plan, the policy states that this standard may be relaxed where the development is close to a bus route and where it can be demonstrated that a reduced level of parking will not result in unacceptable on-street parking in the locality. The applicant has indicated that the site is within 65 metres of a bus stop and 200 metres walk from the main Ramsey Bus Station. Also the site is directly adjacent to the Manx Electric Railway which runs seasonal services between Ramsey and Douglas. The proposal also includes a number of secure cycle stands within the ground floor area to encourage occupants and visitors to the site to use alternative forms of transport. They have also indicated the site is within 150 metres of Parliament Street and therefore within walking distance of the commercial/office centre of Ramsey. The applicant has stated that within the surrounding area, there are a number of on-street or public car parks which have no time restrictions between the hours of 8am and 6pm Monday to Friday, for not stopping longer than 2 hours in any 2 hours. They state these parking provision are ideal to serve visitors to the site. Visitors wishing to stay longer have a choice of a number of public car parks such as Albert Street or Market Place. The applicant also indicates that when visitors are more likely to want to stay longer during the evenings there are no time restrictions. The applicant has also submitted evidence for on street parking during evening periods. From photographs submitted they consider that this proves there is a general surplus of parking spaces around the development site, outside the restrictive time limits for on street parking. Therefore they considered the scheme would not place an excessive demand on existing on street parking availability. The Highway Division has also considered the scheme, and have no objection to the parking provision and stated; "The justification for the reduced parking standards is robust and acceptable to the Department." In terms of the conditions required by the Highway Division, the applicant has submitted a further drawing (10308/100C) indicating the minor alterations which show the vehicle access widened to 4.1 metres and a wall alteration (internal) to ensure parking space 5 is usable and in accordance with the required standards. Overall, it is considered for the reasons indicated the scheme and the respective parking associated with the apartments would not have a significant impact upon existing parking issues within the area or upon the highway safety of the surrounding area. Affordable housing provision Under the Isle of Man Strategic Plan, for developments which proposes eight or more residential units, the Department will normally seek that 25% of the units should be made up of affordable housing. In this case, 4 of the apartments would be required to be affordable for this development (17 / 25% = 4.25). The Estates and Housing Directorate have indicated that 5 apartments are required as they have rounded up to the nearest number. Even rounding up to the nearest number (i.e. 4.3) does not equate to 5. The applicant are happy to provide affordable housing within this scheme and therefore a condition requiring a legal agreement between the applicant/developer and the Department whereby four of 17 February 2010 09/01577/B the 17 apartments will be made available to the Department as affordable units in terms of the House Purchase Assistance Scheme 2004 is considered should be attached to any given approval. The proposal would therefore comply with Housing Policy 5. Open space provision The internal plaza area equates to 251m² of on site amenity space. However it is consider this space would only be private amenity space for the occupants of the apartments. Therefore this figure cannot be taken into account when calculating the require open space provision, as this is public space only. Using the Appendix 6 of the Strategic Plan the required open space provision for this site is 992m². Given the site is 711m², as with most urban sites the open space provision cannot be achieved onsite. Appendix 6 of the Strategic Plan does indicate that where on site open space provision cannot be practical be achieved then there is provision for a commuted sum to be provided. This can be made to the Ramsey Commissioners via a legal agreement under Section 13 of the 1999 Act. Discussions are still on going with the Commissioners regarding a possible commuted sum. RECOMMENDATION In conclusion, it is recommended that the planning application be approved (subject to Section 13 agreement) on the planning policy grounds that the proposed development would be acceptable to General Policy 2 and Housing Policy 5 & 6 of the Isle of Man Strategic Plan (June 2007). PARTY STATUS It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Ramsey Parish Commissioners ✓ Department of Transport Highways Division ✗ DOL Department of Transport Drainage Division JOMSTW ✓ It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:- Estates and Housing Directorate ✓ DSC The Chief Environmental Health Officer✗EPU DEFT The Manx Electricity Authority ✗ The owners/occupiers of 6 Summerland, Ramsey ✗ Recommendation Recommended Decision: Defer Legal Agreement Date of Recommendation: 16.02.2010
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 17 February 2010 09/01577/B Page 8 of 9
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the erection of a residential development comprising 17 apartments with associated parking provision as proposed in the submitted documents and drawings 10308/00B, 10308/01B, 10308/02B, 10308/100C, 10308/101B, 10308/102B, 10308/103B, 10308/104B, 10308/105B, 10308/106B, 10308/107B and 10308/109B all received on 5th October 2009 and 12 November 2009.
C 3. No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of any of the proposed dwellings hereby permitted. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub which within 5 years from the completion of the development 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.
C 4. The 2 metre high screen to the northern elevation of the plaza, as indicated on drawing 10308/101B is required to be obscure glazed (Grade 5) and shall be kept and maintained thereafter.
C 5. Prior to the occupation of the proposed apartments all of the proposed parking spaces must be available for use.
C 6. The parking shown at ground floor level must be available for use by those occupying the apartments approved in this application.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : Committee Meeting Date :
Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
| Consulttee: | Mr P S Harrison |
| Notes: | Comment |
| Application No.: | 09/01577/B |
| Applicant: | Dave O'Sullivan & Co Ltd |
| Proposal: | Erection of a residential development comprising 17 apartments with associated parking provision |
| Site Address: | Former Crellins Taxi Depot Tower / Parsonage Road Ramsey Isle Of Man |
| Case Officer: | Mr Chris Balmer |
| Photo Taken: | 02/11/09 |
| Site Visit: | 02/11/09 |
| Expected Decision Level: | Planning Committee |
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The application site is the curtilage of the former Crellins Taxi Depot, Tower Road / Parsonage Road, Ramsey which consists of a substantial single and two storey building. The site is located on the eastern side of Tower Road, and northern side of Parsonage Road.
The application site is within an area of 'Town Centre use' (mixed use), under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998. The site is not within Ramsey Conservation Area, nor are the existing properties Registered.
Due to the site being within a predominately residential area, and due to the proposed usage, the following policy is relevant in the determination of the application:-
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:
Housing Policy 5: "In granting planning permission on land zoned for residential development or in predominantly residential areas, the Department will normally require that of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more." "Recreation
Policy 3: Where appropriate, new development should include the provision of landscaped amenity areas as an integral part of the design. New residential development of ten or more dwellings must make provision for recreational and amenity space in accordance with the standards specified in Appendix 6 to the Plan."
"Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
PLANNING HISTORY The following previous planning applications are considered relevant in the assessment and determination of this application:-
Conversion of two garages into offices - 08/00387/R - APPROVED Change of use from Veterinary Surgery to office accommodation - 07/01740/C - APPROVED First floor extension to house additional veterinary surgery space and creation of living accommodation - 97/01181/B - APPROVED
PROPOSAL The application seeks approval for the erection of a residential development comprising 17 apartments with associated parking provision. The existing building consists of a single and two storeys, with assorted flat and pitched roofed buildings which cover the majority of the site. The buildings are within a prominent position within the street scape of Tower Road and Parsonage Road.
The proposal would result in the demolition of these existing buildings and replaced with a building ranging from single storey up to a five storey block (accommodation within roof space). The car parking for the apartments would be located within a covered ground floor car park, which would provide 17 car parking spaces (two disabled) and a number of cycle stands. Within this level consists a bin store which accesses onto Tower Road.
The proposal would be finished with a slate roof, rendered elevational finish and sliding sash uPVC windows.
REPRESENTATIONS Ramsey Parish Commissioners have objected to the application:- "This application indicates the provision of 17 apartments with car parking provision for 17 spaces on the ground floor. The IOM Strategic Plan, appendix 7 sets down parking standards for apartments stating that there should be 2 spaces for apartments containing 2 or more bedrooms. The applicant seeks to have these standards relaxed by indicating provision of other car parks and on-street parking throughout the town. It is considered however that this development should achieve the parking standards as set down within the Strategic Plan."
Highways Division have no objection to the proposal but ask the following conditions are attached:-
The Justification for the reduced parking standards is robust and acceptable to the Department. The 2.4 m wide parking spaces are acceptable as there is additional width created by the positioning of the columns therefore the actual width available is greater,"
The Drainage Division makes no comment on the merit of the proposed development but requests that an informative note be attached to any approval decision notice.
Estates And Housing Directorate have commented on the application, and state that as the proposal seeks the approval for 17 apartments, 5 units should be provided as affordable housing.
The Chief Environmental Health Officer makes no comment on the merit of the proposed development but requests that an informative note be attached to any approval decision notice.
The Manx Electricity Authority makes no comment on the merit of the proposed development but requests that an informative note be attached to any approval decision notice.
The owners/occupiers of 6 Summerland, Ramsey has objected to the application which can be summarised as; development of a brown field site is applauded and visually the plans look very interesting; 17 apartments would represent an over intensive use of the site; insufficient car parking; and car parking sites which have been indicated by developer are a lot busier than what has been shown.
It is considered the following material planning matters are required for consideration for this development:-
As indicated previously the existing buildings are within a prominent position within the street scape, and given the design, size and appearance, certainly detract from the visual appearance of public amenities. It is considered the demolition of these buildings would be beneficial, given there appearance. Therefore the principle of re-development of the site is acceptable.
Consideration therefore needs to be given what potential impact the proposed scheme would have upon the street scape, especially viewed from Tower Road to the west of the site and Albert Street/Parsonage Road, to the north and east of the site.
When viewed from Tower Road (west of site) the proposal would replace the existing single storey flat roof structure, which currently is attached to the two storey terraced properties (1-5 Santon Terrace). This existing structure would be replaced with a two storey building, very similar in height and design to the existing terraced properties.
Attached to the two storeys new build would be a lower two storey building, which would be more modern in appearance and have a roof ridge 1.5 metres lower than the existing and proposed terraced properties.
It is considered this aspect viewed from Tower Road and from further afar, would be beneficial to the appearance of the area and that of the street scene, given the design and condition of the existing properties, but especially given the design, proportion and size of the proposal.
The other prominent position the proposal would be viewed from is to the north and east of the site (Parsonage Road/Albert Street) and from the Ramsey Tram Station.
From these views the five and four storeys and largest aspect of the proposal would be most apparent. The existing two storeys, pitched and flat roofed structures, would be replaced with the
new five and four storey property. This will make very prominent structures when viewing the site from the north and east of the site. The highest point of the proposed ridgeline would be lower than the ridgeline of the adjacent apartment block 'Towerside Court". agn The properties to the north of site, along Albert Street and Waterloo Road, all differ in design, proportion and height. Consequently, given this mixture of styles in the area, it is considered the differing heights and styles between 'Towerside Court' and the proposed property are appropriate, and would add to the visual character of the area.
Overall, in terms of the design, size and massing of the proposal, in relation to the surrounding properties, when viewed from the north and east of the site the proposal would be sited well within the street scape and would add to the character of the area, which cannot be said with the current buildings.
Impact upon neighbouring residential amenity Potential one of the most important issue to consider is the impact upon residential amenities upon the occupants of 'Towerside Court' and Nr 5 Santon Terrace.
Firstly, are the potential impacts upon the occupants of the apartments within 'Towerside Court'. This apartment block has a total of 14 windows within the north-western elevation, which looks towards the application site. All the windows serve either a bedroom or a bathroom (non-primary habitable rooms).
Potentially the windows most affected would be the two first floor windows (bedrooms) of 'Towerside Court' which would be approximately 5.5 metres away from modern two storey (access structure), which would run along Tower Road. This structure would have a hipped roof which faces towards these windows.
Given there are level differences between the sites, the first floor windows cill level of 'Towerside Court' would be approximately level with the eaves level of the proposed modern two storey structure, therefore with the hipped roof design proposed, this would lessen the impact, compared to a facing gable ended building.
It is also important to consider the use of the rooms and the potential impacted by this development. The two windows mentioned previously serve a bedroom each. The use of theses bedrooms are not considered to be a primary habitable room, for example a kitchen or living room. In terms of potential loss of light, it is considered given the windows are within the north-western elevation, they do not benefit from much direct sunlight currently, with the exception of late evening. However, it is considered the proposal would not result in any more loss of direct sunlight to warrant a refusal.
In terms of outlook from these two windows within 'Towerside Court', they have views over the roofs of the existing building within the site and angular views down Tower Road and views of the roof of the Museum Shed. the windows are 18 m from the proposed development.
The proposal would result in an outlook towards the north and east of the application site, and to some extent down Tower Road to be blocked. However, the proposal includes a landscaped plaza within the centre of the development. It therefore can be argued that a pleasant and improved outlook from these windows could be achieved with the proposed central courtyard area.
The inclusion of the central courtyard also helps not only providing an acceptable amenity space and outlook for occupants of the development, but also helps break up built development between 'Towerside Court' and the new apartment block.
If such provision was no indicated, a major concern would be the potential overbearing impact of the development upon any of these fourteen windows within the north-west elevation of 'Towerside Court'. However, given the scheme does proposes the courtyard landscaped area, and this coupled
together with the proposed site and position of the new development in relation to the existing, would prevent any substantial overbearing impact from occurring.
For these reasons it is considered the impact upon the residential amenities upon the occupants of 'Towerside Court' would not be significant to warrant a refusal.
The only other property potential impacted upon would be Nr 5 Santon Terrace which is located directly north of the application site and would be directly attached to the new terraced property which forms part of this scheme.
The main issue relates to the potential overbearing impact and loss of light that the proposed development would have upon the residential amenities for the occupants of this property.
The area of initial concern is the proposed rear projection of the proposed terraced property attached to Nr 5 Santon Terrace. Currently there consists of an approximately 3 / 3.5 metre high wall which forms part of a flat roofed structure which is proposed to be removed. This runs along the entire southern boundary of Nr 5. To the rear (east) consists of the two storey Museum Shed building which has a ridge height of approximately 6.5 metres.
The proposal would project 3.5 metres past the rear elevation of Nr 5 Santon Terrace. The extension would leave a minimum 0.6 metres gap to the boundary wall with Nr 5 , which would gradually increase to a gap of 1 metre. The rear projection would be similar to the existing rear outlets of Santon Terrace. Consequently there is no chance that the proposed building would be more
Overall, it is considered given the length of the rear projection, and the gap between the boundary and the extension gradually increases; the rear projection would be acceptable and would not result in a significant impact upon the residential amenities of the occupiers of Nr 5 Santon Terrace.
Due to the design and the position of existing and proposed windows, there would be no issue of overlooking into neighbouring properties and therefore no loss of privacy concerns.
In terms of internal amenity space, each apartment has an adequate amount of space and an acceptable amount of outlook. The majority of the apartments have there primary views from living and kitchen, looking outwards of the site and not looking inwards towards the landscaped plaza within the centre of the development. The reason for this is so that potential overlooking towards Towerside Court apartments.
However, all apartments have an acceptable outlook and are of an adequate size to provide an acceptable amenity level for future occupiers.
In terms of the external amenity, there is the landscaped plaza within the centre of the development. However the site, given its town centre location, benefits from being close to a number of local facilities and amenities, which the future occupiers are likely to find of benefit. There is the Promenade and the beach, whilst the countryside is only a little distance away. The tram station is directly adjacent to the site, and there are a number of public parks within a few minutes walk. For indoor provisions there is the nearby swimming pool, and of course the town centre shops are within easy reach.
It is also important to consider that this is the same situation with many new apartment developments within the Island, and external amenity space is normally accepted to be provided by public services/provisions outside the application site.
Regarding parking provision within the site the submitted drawings indicated a total of 17 car parking spaces, within the ground floor level, which are accessed via Tower Road.
Copyright in submitted documents remains with their authors. Request removal
