Land Adjacent To Alberta Grove Mount Ramsey Isle Of Man
Officer's Report
Introduction
This application seeks permission to construct a detached dwelling on a parcel of land in Ramsey.
The Site
The application site is part of the existing garden of a property known as Alberta, Grove Mount, Ramsey. Alberta is a semi detached dwelling situated on the southern side of the street. It has a large garden which extends to the east up to the boundary with Airedale, a detached bungalow. To the south (rear) of the site is a property known as The Gables, adjacent to which are a nursing home and a dental surgery.
The Proposal
This application seeks approval for the erection of a detached dwelling on the site. The property would be served by an access from Grove Mount which would lead to an area of hard standing providing off-street parking. The dwelling would have a ridge which would be slightly lower than Alberta and would have accommodation within its roof space served by a pair of pitched roof dormers in the front elevation. A projecting gable off the rear elevation would provide further accommodation with more dormer accommodation.
The property would be served by a rear garden which would be 10 metres deep and would have a shed within in located close to the south western elevation.
Development Plan Policies
The application site is located within an area of Ramsey which is designated as being Predominantly Residential use by the Ramsey Local Plan. Within the Ramsey Plan, the following are considered to be relevant:
Policy R/R/P3: Infill/Buckland Sites -
"Within areas zoned for Predominantly Residential use there will be a general presumption against the development of those sites which provide attractive, natural "breathing" spaces between established residential buildings. These sites will often include trees, mature landscaping, or simply green space. Any possible development of such sites should
Case Officer:
Mr Steve Stanley
Photo Taken:
13.09.2012
Site Visit:
13.09.2012
Expected Decision Level:
Officer Delegation
form the subject of consultation with the Office of planning prior to the submission of any application".
Within the Isle of Man Strategic Plan, the following are judged to be relevant:
Strategic Policy 1:
"Development should make the best use of resources by:
(a) optimising 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(1) and amenity standards; and
(c) being located so as to utilise existing and planned infrastructure, facilities and services."
Strategic Policy 2:
"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."
Strategic Policy 5:
"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."
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;
(I) 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."
Environment Policy 42:
"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."
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 application is considered relevant to the determination of this proposal:
12/00103/A - Approval in principle for erection of dwelling. Withdrawn.
Representations
The Highways Division of the Department of Infrastructure does not oppose this application but seeks a condition requiring 2 off street parking spaces to be provided which measure 3 m by 6 m. It is suggested that this could be achieved if the proposed grass area was to be reduced in size. However, from measuring the hard standing area shown by Drawing 100, it is clear than two spaces of the size required by the Highways Authority can be accommodated
Ramsey Town Commissioners do not object to this application. Comments are made in relation to the Sewerage Act 1999.
The Manx Electricity Authority has provided an advisory note relating to electricity supply connection.
The owner/occupier of 1 The Gables, Grove Mount South, Ramsey objects to this proposal. Their objection may be summarised as concerns relating to loss of amenity, in particular as a result of additional overlooking and that the proposal represents overdevelopment and would therefore provide future owners with a poor standard of amenity.
Assessment
The first issue to be assessed in the determination of this application is the principle of development of the site with a dwelling. This will require consideration as to whether the site is suitable for development in land use terms and in terms of more detailed matters. Further to this, it is necessary to consider how the proposed development would affect the character and appearance of the surrounding area and how the amenity of adjacent properties may be impacted.
Starting with the principle of development, the site is designated in the Ramsey Local Plan as Predominantly Residential use. The site is of a similar size to other properties in the street so as to be able to accommodate a dwelling of a certain size comfortably. Strategic policy seeks to direct new residential development to existing settlements in order to utilise existing services and reduce pressure for rural development. The Ramsey Local Plan specifically highlights the need to protect what it describes as "breathing spaces" within existing residential areas. There is no mention as to which areas in particular are to be the subject of such protection and accordingly it is necessary to adopt a reasonable approach. In this case, the site is part of the garden of an existing property located within a typical street scene. The garden area which forms the basis of the application is not of any particular landscape or wildlife value nor does it seem to offer a meaningful break in the row of houses. The development of this particular site would not therefore seem to represent the type of development envisaged by Policy R/R/P3.
Turning to impacts upon the street scene, the proposed development is for a modern, detached dwelling which is considered to be well designed. It would not look out of place amongst the existing properties of Grove Mount and would strengthen the enclosure of the street. It is judged that the character and appearance of the area would not be unduly affected by the proposal.
Developments which are proposed on sites which are surrounded by existing buildings, particularly dwellings, must be carefully assessed to ensure that the amenity residents is not harmed in an unacceptable manner. In this case, the properties which would be affected are Alberta and Airedale which sit either side of the site and The Gables which is set to the rear. Given that the current owners of Alberta are the applicants for this proposal, it is reasonable to assume that they are content with their own development scheme. Notwithstanding this, the separation distance proposed would seem adequate as would the general relationship between the properties.
With regard to Airedale, there would be an impact upon amenity simply due to the fact that the existing garden area of Alberta which is closest would be developed with a dwelling. There is an existing side window which faces onto the application site and serves a kitchen. Some loss of sun light to this window would occur. The window in question is at ground floor level and as such the erection of a 2 metre high fence on the boundary as allowed under the Permitted Development Order would have an impact upon light. From visiting the site, it is clear that the kitchen is located off a dining room which has a large window facing towards the rear garden. This would continue to provide some additional light. This application proposes A 1.6 metre high fence and the dwelling would be set 3 metres from the side wall of Airedale. The proposed dwelling has been designed in such a way that the roof of the rear outlet would be falling away from Airedale. There would be no side windows within the proposed dwelling which may permit undue overlooking. It is concluded that the existing amenity of Airedale would not be undermined to an unreasonable extent.
Turning to consider the amenity of 1, The Gables, the owner/occupier has raised concerns that the development would result in increased overlooking onto their property. It is understandable that any change to an existing situation may be opposed by residents. The Planning Authority must consider what is reasonable and at what stage a development would begin to have an unacceptable impact upon amenity. In this case, the rear garden of the proposed dwelling would measure 10 metres in length. When added to the garden of The Gables, a separation distance in excess of 20 metres would be provided. Generally, a separation distance of 20 metres is held to be sufficient to prevent unacceptable overlooking between the rear elevations of opposing dwellings.
It is concluded that whilst the proposal would have some impacts upon the amenity of adjacent properties, these would not be of such significance to warrant refusal.
Conclusions
The proposal is for a dwelling to be constructed on land that is designated for residential development. The site is considered to be of a sufficient size to accommodate the dwelling whilst providing sufficient parking and amenity space without causing unacceptable harm to adjacent properties or the wider area in general.
Recommendation
Permit.
Party Status
The Local Authority is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore recommended to be afforded Interested Party Status:
The owner/occupier of 1 The Gables, Grove Mount South, Ramsey
Accordingly the following parties are not recommended to be granted Interested Party Status:
The Manx Electricity Authority
The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 16.10.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
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 dwelling, land adjacent to Alberta, Grove Mount, Ramsey as shown by 01, 50, 100, 300 and 301 all received 14th August 2012.
C 3.
Prior to the occupation of the approved dwelling, the hard standing area shown by drawing 100 must be constructed and available for use by occupants of the dwelling and be retained as such thereafter.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 22/10/12
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
Source & Provenance
Official reference
12/01147/B
Source authority
Isle of Man Government Planning & Building Control
