Officer Report

Application No.: 15/01141/B Applicant: Seymar Developments Limited Proposal: Demolition of existing bungalow and erection of a four storey block comprising of eight residential apartments with associated car parking and landscaping Site Address: Land At Greenbank Bungalow Corner Of Park Road And Premier Road Ramsey Isle Of Man IM8 3AR Case Officer : Mr Chris Balmer Photo Taken: 17.10.2015 Site Visit: 17.10.2015 Expected Decision Level: Officer Delegation

Officer’s Report

THIS APPLICATION IS RECOMMENDED TO BE CONSIDERED BY THE PLANNING COMMITTEE AS A 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. The site currently comprises a single residential property which is a single storey bungalow with a front and rear garden, and detached double garage. Vehicular access is off Premier Road.

2.0 THE PROPOSAL - 2.1 The application seeks approval for demolition of existing bungalow and erection of a four storey block comprising of eight residential apartments with associated car parking and landscaping.

2.3 The proposed apartment block would have a maximum depth of 14.9 metres, a maximum width of 28 metres and a ridge height of 15 metres. For reference the adjacent Ramsey Park Hotel is 13.2 metres in height. The front and rear elevation include two, four storey projecting gables which incorporates 'Juliet' styled balconies. The front elevation of the main building also includes external balconies at 1st, 2nd and 3rd floor levels. The rear elevation of the main building includes additional 'Juliet' style balconies again at 1st, 2nd and 3rd floor levels. - 2.4 The building would be finished with a mixture of Manx Stone and painted render, including coloured artstone string course at first floor level and quoins to all the corners of the building. The roof is proposed to be finished with grey concrete roof tiles.

2.6 The vehicular access of the apartment would be via the existing access off Premier Road, albeit the existing access would be widened and altered. The 18 parking spaces (including 2 disabled spaces) would be provided to the rear of the apartment building. - 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 The following previous planning applications relating to this site are judged to be the most relevant: - 4.2 PA 07/01790/B - Demolition of existing two bungalows and development of site to provide a hotel with function and conference facilities, and 96 residential apartments - Approved - 4.3 PA 03/01110/B - Erection of a block of seventy four apartments with car parking and landscaping - Approved - 4.4 PA 96/01121/A - Approval in principle for erection of apartment block with car parking Approved - 4.5 PA 92/00338/B - Erection of block of 11 residential apartments- Approved - 4.6 PA 91/00911/B - Erection of block of 12 residential apartments- Refused - 4.7 PA 87/04153/B - Erection of a block of 36 flats with health and swimming pool facilitiesApproved

- 5.0 REPRESENTATIONS

5.1 Highways Services do not oppose (received on 23.10.2015). - 5.2 Ramsey Commissioners have requested the application be deferred (received on 20.11.2015) for the following reasons: "The elevational drawings submitted do not indicate the height relationship with the adjacent Hotel and there is no overall scheme for development of the remainder of the site which is indicated as being in the Applicant's ownership. Such information should be provided to assess the overall impact of this development." - 5.3 The owner/occupants of 1 Premier Road, Ramsey object to the application for the following reasons; There is a glut of apartments available both in Ramsey and the island as a whole; This site has been subject to delayed planning applications for approximately 30 years and the only development has been the hotel; The only suitable use for this site would be the construction of a function room and additional catering facilities for the hotel as there is no suitable function room in the town for weddings etc. - 5.4 The owner/occupants of 12 Park Road, Ramsey object to the application for the following reasons; The application for the Greenbank site shows no respect for the scale of the existing properties on Premier Road that are immediately opposite the site; the site is very prominent site immediately adjacent to the Mooragh Park; The building shown in the application has little architectural merit; it is not the landmark building that would reasonably be expected in such a beautiful location; It would compound the effect of the modern; modular hotel building adjacent to the site; The Greenbank site should only be used for tourism or leisure related purposes; the purposes for which the Mooragh Estate was created: This way there would be economic and social benefit for the town as recompense; and the proposed building is unattractive in both external and

internal design; an essentially industrial building aimed at maximising short term gain for the developer; with no long tern benefit to the town.

- 6.0 ASSESSMENT

6.1 The material planning matters which need to be considered are:

• Principle of residential development on this site;

• o Potential impact upon the visual amenities of the area and the design and layout of the dwellings;
• o Potential impact upon Highway Safety/parking provisions;
• o Potential impact upon neighbouring amenities; and
• o Affordable housing provision.

PRINCIPLE OF RESIDENTIAL DEVELOPMENT ON THIS SITE

6.2 As identified within the history section of this report, the site has benefited from a number of applications for residential development. Furthermore, the site is designated for residential or office development under the local plan. Therefore it is considered that the principle of residential development is acceptable. POTENTIAL IMPACT UPON THE VISUAL AMENITIES OF THE AREA

6.4 This is potentially the key issue with the proposed development. General Policy 2 paragraph (b) states that the design should respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them. - 6.5 Visiting the area of Park Road and Premier Road there is a clear variety of building sizes, styles, finishes and designs along the two roads. The properties along Park Road are characterised by semi-detached two storey Victorian properties, two 1960's detached bungalows, two pairs of two storey semi-detached 1930's styled properties and the adjacent four story Ramsey Park Hotel, which has recently been constructed. Premier Road consists of a six storey building (Premier Court); a three storey, Mansard roof design block of Mews type houses (2, 3 & 4 Premier Road) and a two storey detached dwelling (1 Premier Road). Accordingly, it is clear there is clearly a mixture of properties within the immediate area which have been constructed during a number of years. - 6.6 The proposal would be a further design style within the street scene; however, given the existing mixture this is not considered to be inappropriate. The proposal would be a prominent feature in the street scenes, but also from the Promenade. Accordingly, the applicant has also replicated the design and finishes to the rear elevation of the building. - 6.7 Comments received from the Ramsey Commissioners have sought a plan showing the height relationship between the proposal and the Ramsey Park Hotel. As indicated previously the Ramsey Park Hotel is 13.2 metres in height and the proposed development would have a height of 14.9 metres, a 1.7 metre differences. Accordingly the proposal would be taller which is mainly due to the proposal having a traditional pitched roof design, compared to the roof on the hotel which has a very shallow roof pitch. The eves height of the proposed apartments is set below approximately 1 metre than that of the hotel eves. Overall, whilst there will be a height differences between the two buildings, it is not considered the height difference would have a significant impact upon the visual amenities of the street scene/area. As indicated above, there are a variety of properties in the immediate area which have differing styles and heights, so again this approach follows these existing lines. - 6.8 Overall, it is considered the proportion, form, design and finish is appropriate on this site and would respect the site and surroundings and therefore comply with General Policy 2 of the Isle of Man Strategic Plan. POTENTIAL IMPACT UPON HIGHWAY SAFETY/PARKING PROVISIONS

6.9 As required by the Strategic Plan a requirement of two paces per apartment (2 or more bedrooms) is required. In this case the proposal would be providing a total of 18 spaces which is two spaces above the requirement of 16 (8 x 2=16 spaces). - 6.10 Highway Services have considered the parking provided, the proposed access and traffic generated by the development and have no objection. Accordingly, it is considered the proposal would have no adverse impact upon the highway network. POTENTIAL IMPACT UPON NEIGHBOURING AMENITIES - 6.11 The site is a sufficient distance from adjacent properties to prevent undue harm from arising. The property most likely to be potential affected would be Nr 12 Park Road; however, this would be approximate 29 metres to the north of this neighbouring property. Accordingly, it is not considered there would be any significant impact upon neighbouring amenities either through, overlooking, overbearing impact upon outlook and/or loss of light. Overall, it is judged that the amenity of nearby properties would be adequately protected by this proposal. AFFORDABLE HOUSING PROVISION. - 6.12 As the proposed development is for 8 residential units Housing Policy 5 requires consideration. This requires that 25% of provision should be made up of affordable housing, in this case two of the eight units. The applicants would like to provide this by a commuted sum rather than physical units within the new building. At the time of writing this report, a discussion between the Housing Department and Planning Directorate to determine whether the affordable housing should be provided on the site or as a commuted sum; is taking place, and it is hoped the conclusion of these discussions will be given to the Members at the Planning Committee meeting. A Section 13 Agreement is required to be undertaken and agreed with the Planning and Building Control Directorate. OTHER MATTERS - 6.13 The Ramsey Commissioners have requested information regarding how the wider area is to be developed. The applicants have advised that they have not, as yet, drawn up any plans for the wider area. Whilst it would be useful for such information, it is not a requirement to determine this proposal as each application is judge on its own merits. Furthermore, it is not considered the design, size or siting of the proposal would prejudice the use or development of adjoining land.

- 7.0 RECOMMENDATION

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 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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) The Highways Services of the Department of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated. With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

8.2 In accordance with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:

The owner/occupants of 12 Park Road, Ramsey The owner/occupants of 1 Premier Road, Ramsey Recommendation Recommended Decision: Approve subject to Legal Agreement Date of Recommendation: 19.11.2015 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. 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 and Building Control Directorate 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 apartments hereby permitted. Details of the soft landscaping works include additional planting within the site and along the boundaries of the site. 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. 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 WJ 100-0007, WJ 100-0008A, WJ 100-0009A, WJ 100-00010, 15053-102, 2015 196 001, 2015 196 002 and 2015 196 003 all received on 14th October 2015.

I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Committee Approve subject to Legal Agreement 30th November 2015 The matter was minuted that upon conclusion of the agreement that application could then be determined under delegated authority Determining officer Date : 18.03.2016 Signed : M GALLAGHER Michael Gallagher Director of Planning and Building Control

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