Officer Report

Application No.: 15/00114/B Applicant: Mark & Rosina Casson Proposal: Variation of condition 3 of PA 14/00337/C to extend permission to erect a dwelling for a further two years Site Address: Land At Fairfield House Fairfield Avenue Ramsey Isle Of Man IM8 2LS Case Officer : Mr Chris Balmer Photo Taken: 10.02.2015 Site Visit: 10.02.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Fairfield House, a two storey detached house sited on the southern side of Fairfield Avenue in Ramsey. - 1.2 Fairfield House is located to the south of Thie Quinney and to the west of Ramsey Grammar School playing fields. To the southwest of the application site is Ramsey Golf Course.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the variation of condition 3 of PA 14/00337/C to extend permission to erect a dwelling for a further two years. The site defined amounts to approximately 0.2 ha. The new property would, by necessity, need to share the main access with the existing principal house for the majority of its existing length.

2.3 This application has been submitted due to personal reasons with funding circumstances. They also indicate that they were advised by an Estate Agent to leave any detailed planning application for a potential purchaser. - 3.0 PLANNING HISTORY

3.1 Approval in principle for the erection of a detached dwelling 11/01777/A - APPROVED - 3.2 Variation of conditions two and three of PA 11/01777/A to extend the permission by one year - 14/00337/C - APPROVED

- 4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site is within an area zoned as Predominantly Residential under the Ramsey Local Plan Order 1998. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan contains two policies which are considered relevant to the assessment of this application:

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."

- 5.0 REPRESENTATIONS

5.1 At the time of writing there have been no written representations made regarding the current planning application. - 6.0 ASSESSMENT

6.1 The application is to vary a condition that, respectively, seeks to restrict the time limit for the implementation of the application. This would have the effect of adding an additional two years to Condition 3 of PA 14/00337/C .

6.2 The principal issue in the assessment of this application is whether there have been any material planning matters (e.g. policy changes / land used designations / Local Plan adoption / new or altered legislation, and so forth) that have changed since the approval of the last application. - 6.3 Since the initial approval there have been no material planning changes which have arisen. The Ramsey Local Plan and the Isle of Man Strategic Plan 2007 have not been superseded and therefore continue to comprise the Development Plan. The policies contained therein have not been the subject of appeal decisions or decisions related to planning applications that indicate a different approach to those policies should be taken. No new legislation has been brought into force. Furthermore, no objections have been received.

- 7.0 CONCLUSIONS AND RECOMMENDATION

7.1 It has been previously assessed that the development proposed is acceptable without causing undue harm to local residential amenity and also without causing undue harm to the natural environment or cause undue harm on public amenity. No significant material circumstances have altered since the original approval in principle was issued.

7.2 Accordingly, it is considered for those reasons it is appropriate to approve the variation of condition 3 and extend the approval for a further two years from the date of the decision

• notice, and that the other conditions previously attached to that approval be carried forward here, should this recommendation be accepted.
• 8.0 PARTY STATUS

8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation Recommended Decision: Permitted Date of Recommendation:

05.03.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

• C 1. Details of "the reserved matters application" shall be submitted to and approved in writing by the Department before any development is commenced and thereafter the development shall only be carried out in accordance with the details as approved.

Reason: To comply with the Town and Country Planning (Development Procedure)(No2) Order 2013.

• C 2. Plans and particulars of the reserved matters referred to in Condition 1 shall include details of:

• (a) the provision to be made for the parking and turning of vehicles within the site;
• (b) the surface treatment of any roadways and other parts of the site which will not be covered by buildings;
• (c) all external materials to be used in the development;
• (d) visibility splays, and
• (e) existing and proposed ground and floor levels.

Reason: This is an approval in principle and these matters require detailed consideration by the Planning Authority.

• C 3. The application for approval of the reserved matters referred to in Condition 1 shall be made to the Planning Authority before the expiration of two 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 4. Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved. Reason: To avoid the accumulation of unimplemented planning approvals.
• C 5. The application for the reserved matters must include a full and accurate tree survey including the positions, canopy spreads, heights, species and conditions of all trees together with a method statement indicating how the works will be undertaken whilst adequately protecting all trees to be retained, in accordance with British Standard 5837:2005 - Trees in relation to construction. Reason: To safeguard the trees within the development site in the interests of visual amenity.
• C 6. The application for reserved matters must include all engineering works for access, services and pipework and drainage details together with sufficient information to demonstrate that these will not adversely affect either the structural stability of the stream bank or the ecology or water quality of the watercourse.

Reason: To safeguard the ecology of and water quality within the watercourse as well the stability of the stream bank.

This approval relates to drawings reference numbers 119.5.1, 119.5.2 and 119.5.3 all received on 3rd February 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 13.03.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :……………M GALLAGHER.. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management