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SUPPORTING STATEMENT ON BEHALF OF SEYMAR DEVELOPMENTS LTD
DEMOLITION OF THE EXISTING BUNGALOW AND DEVELOPMENT OF A 4 STOREY APARTMENT BLOCK COMPRISING 8 RESIDENTIAL UNITS AND ASSOCIATED CAR PARKING AND LANDSCAPING ON LAND AT GREENBANK BUNGALOW, PREMIER ROAD, RAMSEY
October 2015
Introduction 3 Site History 4 Site Location 5 Proposed Development 5 Relevant Planning Policies 5 Site Layout 8 Landscaping 8 Design 8 Access 10 Transportation 10 Ecology and Trees 11 Flood Risk & Drainage 12 Conclusion 13
This statement is prepared on behalf of Seymar developments and is submitted in support of the demolition of the existing bungalow and development of a 4-storey apartment block accommodating 8 residential units and associated car parking and landscaping on land at Greenbank Bungalow, Premier Road, Ramsey.
The following issues are covered within this statement:
These issues are dealt with in turn throughout this report.
The site currently accommodates a residential dwelling in the form of a bungalow and has historically been used for residential purposes.
Following a review of the planning history of the site there are two key applications relevant to the current proposals.
The first dates back to 2007 (Reference: 07/01790/B) relating to this and the adjacent site and comprised the demolition of the existing two bungalows and development of site to provide a hotel with function and conference facilities, and 96 residential apartments. This application was approved on 17th November 2008.
The second relates to the construction of a 30 bed hotel development with a retail unit and 45 cover restaurant and bar with associated car parking provision submitted in December 2009 (Ref: 09/01400/B). This application was approved dated 20th August 2010 and has been implemented. This relates to the Ramsey Park Hotel adjacent to this application site.
Discussions have been held with the planning department regarding the proposed development to ascertain some initial feedback prior to submission of an application. This involved a meeting with Chris Balmer to discuss the site and the current proposals.
The feedback received was generally positive and confirmed acceptance to the principle of apartments on site in light of the site location and planning history. Mr Balmer did state that all elevations of the proposed development should be of similar detail to ensure a high quality development from all viewpoints.
In light of the feedback from this meeting a number of amendments to the scheme were introduced prior to arriving at the development now forming this application.
Discussions have also been undertaken with Ramsey Town Commissioners to ascertain their views to the development of dwellings as opposed to apartments. The response received was very positive with clear support for the proposed development.
Overall the pre-application discussions were positive subject to a number of comments regarding materials and design.
The site is located alongside Mooragh Promenade at the corner of Premier Road and Park Road. Ramsey Park Hotel lies immediately to the north, Mooragh Lake to the west, residential properties to the south and the promenade to the east.
Within the wider area residential properties dominate to the north / northwest and Ramsey Town Centre is to the south beyond Sulby River.
Access for the existing bungalow is currently served off Premier Road with pedestrian access also available off Park Road.
The development now proposed has been designed taking careful consideration of significant market factors alongside the previously approved schemes to ensure the same objectives can be achieved and a high quality, vibrant and distinctive development is provided where people from the island and beyond will want to live. The development as a whole will provide a very impressive and iconic development on the prominent site in Ramsey.
The proposal includes the demolition of the existing bungalow and development of a solitary building to provide 8 residential units within a 4-storey apartment block. The development also includes car parking for 16 vehicles and 2 disabled spaces (18 in total) and landscaping. The proposals have been designed with careful consideration of Ramsey Park Hotel to ensure some consistency with regards height, scale and bulk of the proposed apartment block.
The proposals have been designed to ensure each elevation adds interest and provides a positive development at this important location. This ensures a positive relationship with Mooragh Lake and the Promenade.
This site requires something unique and special that will stand out in the market place and provide a high quality development appropriate to its prominent location. The current proposals achieve their objectives and provide a scheme which is viable and deliverable within the current market place.
The relevant planning policies in the Development Plan applicable to the determination of this application are set out below.
Strategic Policy 1:
'Development should make the best use of resources by:
(a) optimizing the use of previously developed land, redundant buildings, unused and under-used 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 and amenity standards; and (c) being located so as to utilize existing and planned infrastructure, facilities and services.
'New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages. Development will be permitted in the countryside only in exceptional circumstances identified in paragraph 6.3.'
'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 take account of the Strategic Aims and Policies.'
'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 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 spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption.
'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.'
'New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions 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.'
'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 development of 8 dwellings or more.'
'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.
The layout of the proposals has been arranged to replicate the existing arrangement on site in respect of the vehicular access off Premier Road, the pedestrian access off Park Road and the built form on site. The proposed apartment block is located on the western part of the site in a similar location to the existing bungalow. This not only replicates the current arrangement of built form on site but also is positioned on a similar line to the Ramsey Park Hotel.
Vehicular access to the site is proposed via a solitary position off Premier Road, in a very similar position to the existing access. This positioning ensures a safe and convenient access both to and from the site. This access links directly into a car park within the eastern part of the site with a pedestrian link into the building to the west.
Pedestrian access is also proposed off Park Road in a similar position to existing. This provides convenient pedestrian access off Park Road alongside the access via Premier Road.
The apartment block is positioned and orientated in such a way to maximize the benefit from views towards Mooragh Lake to the west and the Promenade to the east. The positioning also ensures a positive relationship is maintained with the Ramsey Park Hotel and the properties to the south.
The remainder of the site will incorporate landscaping and planting.
The proposals include landscaping within the communal areas of the site. This includes sensitive planting on all sides of the building helping to ‘soften’ the proposals from being purely built form. The proposals also include planting adjacent the car park to again soften this aspect of the proposals.
The result is a landscaping scheme which provides greenspace and planting within the undeveloped parts of the site serving to enhance the appearance of the proposals, not only from within the proposals but also from public vantage points surrounding the site.
This is a significant benefit of the scheme and ensures the proposals include an appropriate mix of flora on site to not only soften the built form but also provide added interest, intrigue and quality to the development.
The aim is to produce a high quality development appropriate in scale and character for the site and its prominent location whilst also ensuring deliverability. The overall aim is to provide a development that will be both aesthetically pleasing and economically viable.
The aim of the proposal is to provide a high quality apartment scheme that maximizes the opportunity on site whilst providing a development appropriate to this sensitive location.
The sensitive location of the site adjacent Mooragh Lake and the Promenade is such that it is considered essential to provide a high quality and positive elevational treatment to all boundaries. The views of the development are considered as important as the views from the site and an integral part of the design has been to ensure a high standard is maintained on all publicly visible elevations.
The key is to ensure a high quality development is achieved appropriate to this important and prominent location. We believe the proposed development achieves these aims.
The proposed development has been carefully designed in context with the neighbouring Ramsey Park Hotel in terms of the height, scale and bulk. The proposals are 4 storey with a top height of 15m, comparable to the top height of Ramsey Park Hotel. The proposals provide 2 apartments per storey with a total of 8 apartments within the development.
The external elevations have been carefully designed to ensure a positive relationship is achieved with all publicly visible vistas. The front elevation facing Park Road includes 2 gables protruding from the main block with balconies to the side of each gable. The main pedestrian entrance sits in between the two protruding gables. This variety in the building line provides a well-designed and interesting elevation important for the primary elevation of the development.
The side elevation (north and south) are less detailed but include the balconies and several windows for each unit.
The rear elevation replicates the gable arrangement as the front to ensure the rear elevation provides a similar level of detail and provides a high quality and interesting elevation when looking towards the site from the Promenade. The rear elevation includes Juliette balconies to the upper floor windows to provide detailing but does not include any full balconies.
The proposed materials have been carefully selected and the properties are constructed from a combination of Manx Stone and render with slate roofing. Manx Stone is typically at lower levels with render upon the more elevated parts of the properties. Manx Stone is also included in the detailing of the side elevations to provide added quality and interest.
All windows are to be upvc double glazed windows. The balconies and Juliette balconies include glass panels in stainless steel frames.
The boundary wall is also formed of Manx Stone to provide a high quality boundary feature for the development.
The roof is formed of grey interlocking concrete roof tiles.
The use of these materials in the manner proposed will provide a high quality development with appropriate materials in context with the local area. This ensures the proposed development does not look out of place and rather will be a significant improvement to the site and its surroundings.
A 3D visual has been prepared to illustrate the appearance of the proposals from Park Road. This is very effective in demonstrating the high quality design and appearance of the proposals and how the development will sit in context with the hotel.
The development includes 8no. 3 bedroom apartments. Each apartment provides c. 1,500 sq ft of internal accommodation including 3 ensuite bedrooms, open plan kitchen / living / dining area, separate WC and storage space. The ground floor apartments benefit from a patio and the upper floors a balcony.
The proposals have been carefully arranged and orientated with consideration of neighbouring properties/uses to avoid any amenity or privacy issues and also to ensure each property benefits from a healthy proportion of private amenity space.
The result is a high quality and appropriate design for this sensitive location.
It is proposed to provide a single vehicular access off Premier Road, located to provide the required visibility splays in both directions and ensure safe and easy access both into and out of the site.
The access leads directly into the car park which provides 16 parking spaces and 2 disabled spaces (18 in total).
Pedestrian access is via the primary entrance off Park Road and also the rear entrance via the car park.
As part of the proposals it is important to assess the transportation implications of the development to ensure the scheme is acceptable from highway safety, traffic and transportation issues. The key issues are discussed below.
The site currently accommodates a bungalow accessed off Premier Road. A pedestrian access is also off Park Road.
All roads in the vicinity of the site are adopted highways. Premier Road is a two-lane two-way road linking Mooragh Promenade with Park Road. Park Road is a two-lane two-way road providing links towards Ramsey town centre to the
south. Mooragh promenade is a dual carriageway providing links to the north and south.
To the east of the site the junction of Premier Road with Mooragh Promenade is a priority ‘stop’ junction. The visibility splays at the junction are extensive to the north and south.
To the west of the site the junction of Premier Road with Park Road is a simple priority junction. The visibility splays at the junction are extensive to the north and south.
It is proposed to develop the site with a 4 storey apartment block providing a total of 8 residential units. The proposed layout is submitted as part of this application.
The proposed access will utilize a very similar access point to the existing bungalow to retain the relationship between access to the site and Premier Road. This will ensure the proposals interact with the local highway network in an appropriate manner. The proposals retain the pedestrian access off Park Road to the front of the building and also have a pedestrian entrance to the rear via the car park.
The site is well served by public transport and the nearest bus stop is located on the corner of Premier Road and Mooragh Promenade. Cycling has the potential to substitute for short car trips, particularly those less than 5 km. Ramsey town centre is approximately 800m from the site.
The proposed development of a 4 storey apartment block accommodating 8 residential units on the site would benefit from suitable access off Premier Road, is located in close proximity to bus stops providing public transport links to the north and the town centre to the south and the level of traffic to be generated would have an insignificant impact upon the local highway network. Therefore the proposals are considered acceptable on highways grounds.
There are no known protected species or protected habitat’s on site and the proposed development is to take place on the previously developed part of the site. The location of development on site follows a similar position to the existing bungalow.
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The site is currently in a poor state with very little management and as a result is low quality as a biodiversity asset. The proposals provide additional planting as part of the landscaping scheme to ensure there remains a variety of flora on site.
There are a small number of trees on site which will be removed as part of the proposals. A tree survey has been undertaken and is submitted with this application. This confirms none of the existing trees on site are worthy of retention and the proposed landscaping scheme will be sufficient to offset the loss of those to be removed.
The site is located in an area at risk of tidal flooding. Discussions have been undertaken with Manx Utilities and in order to mitigate the risk of flooding the proposed building and apartments is required to be 5.64m above datum plus an additional 300mm for the finished floor level.
This can be achieved and the proposed development will satisfy these requirements.
The proposals include a drainage strategy to ensure the site will not increase the risk of flooding to other areas. Discussions have been undertaken with Manx Utilities and a combined sewer runs along Park Road, the proposed development could discharge into this sewer providing there is no increase in flow compared with the existing property. Should the flow increase additional mitigation measures would be required (e.g. soakaways).
The proposals will result in an increased flow compared to the existing bungalow therefore soakaways and permeable paving in the car park are proposed. This will ensure the surface water drainage is adequately managed on site.
This statement is prepared in support of the proposed demolition of the existing bungalow and development of a 4-storey apartment block accommodating 8 residential units at Greenbank Bungalow, Premier Road, Ramsey. This statement has been prepared to cover all issues affecting the site.
The site is currently residential in nature therefore the principle of residential use is accepted. In addition, by virtue of the planning history of the site, in particular the planning permission for the development of a hotel and 96 apartments on this and the adjacent site (Ref: 07/01790/B), the principle of apartments is also accepted.
The proposed development has been designed in accordance with the relevant planning policies, in context with the history of the site and in context with the site and surrounding area. This has taken careful consideration of the need to provide a high quality development upon this prominent site.
The proposals have been carefully designed to sit appropriately in context with the surrounding uses, in particular Ramsey Park Hotel, Mooragh Lake and Mooragh Promenade. The result is a high quality development appropriate to the site and its surroundings.
In light of the above, and following a detailed assessment of all other matters, the proposed development complies with all relevant planning policies and represents a high quality and deliverable development for this site.
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