Planning Officer Report

Application No.: 09/00455/A Applicant: Mr John Drummond Proposal: Approval in principle to erect a detached dwelling Site Address: - Part Of Garden At St Olaves House - Bowring Road - Ramsey - Isle of Man ### Considerations Case Officer: Mr A Holmes Photo Taken: Mr A Holmes Site Visit: Planning Committee ### Written Representations - Grianane 8 St Olaves Close Ramsey Isle Of Man | Interest expressed ### Consultations Consultee: Highways Division Notes: Do not oppose Consultee: Clerk To The Commissioners Notes:** Object

Officer's Report

The Application Site And Planning Application

The application site comprises land within the garden of St Olaves House, which is located to the west of Bowring Road and the south of Jurby Road in Ramsey.

The planning application seeks approval in principle for the erection of a detached dwelling on the application site.

This planning application is being reported to the Planning Committee as a result of the objection from Ramsey Town Commissioners.

Planning History

The application site has been the subject of one previous planning application that is considered specifically material to the assessment of this current planning application:

Planning application 06/01416/A sought approval in principle for the erection of a dwelling on the application site. This previous planning application was considered and approved, with the approval decision notice issued on the 15th November 2006.

Representations

Ramsey Town Commissioners object to the planning application. The grounds for their objection can be summarised as concern regarding the impact of development on highway safety and that the proposal represents an over-development of the site.

The Department of Transport Highways Division do not oppose the planning application.

The owner and/or occupant of Grianane, which is located opposite the application site, makes no specific comment on the merits of the proposal but wishes to express an interest in the planning application.

30 April 2009 09/00455/A Page 1 of 3

Planning Policy

In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Ramsey Local Plan Order 1998. Planning Circular 2/99, which constitutes the written statement to be read in conjunction with the local plan, contains one policy that is considered potentially material to the assessment of this current planning application. Policy R/R/P3 states: "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 site should form the subject of consultation with the Office of Planning prior to the submission of any application."

In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning 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; (1) 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."

Assessment

The planning application seeks approval in principle for the erection of a detached dwelling on the application site. The submitted planning application comprises the completed application form, a location plan and a site plan showing an illustrative layout of development.

As stated earlier in this report the application site has been the subject of a previous planning application (06/01416/A) that sought approval in principle for the erection of a dwelling on the application site. The current planning application is essentially identical to the previous planning application. Indeed, the objections from Ramsey Town Commissioners are essentially the same as those that they made to the previous planning application. At that time the principle of residential development was accepted, the size of the application site concluded to be appropriate and the impact on highway safety was accepted.

In terms of assessment there have been no significant changes in material planning considerations since that previous planning approval was granted that alter the assessment of the proposed development and that would result in a different outcome to that of the previous planning application. On that basis it is concluded that planning approval in principle should be granted.

It is recommended that the planning application be approved.

Party Status

It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Ramsey Town Commissioners; The Department of Transport Highways Division; and The owner and/or occupant of Grianane.

Recommendation Recommended Decision: Permitted Date of Recommendation: 30.04.2009 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. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.

C 2. This approval in principle relates to the red line defined on the location plan.

C 3. Any subsequent reserved matters planning application must include visibility splays of a minimum of 2 metres by 36 metres onto Bowring Road.

C 4. Any subsequent reserved matters planning application must include on-site turning facility for vehicles and at least two on-site car parking spaces.

C 5.

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

/NO