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The application seeks approval for the erection of a four-storey development comprising of 16 two-bedroom apartments with associated car parking on a parcel of land located on Jurby Road in Ramsey. A recent previous planning application, 04/01512/B, for a similar development was withdrawn after
discussions with the applicant and their agent regarding design and other issues. There is a concurrent application, 04/02308/B, for residential development of the adjoining land to the east of the application site.
In terms of local plan policy the application site is not zoned for any specific purpose and is simply classed as being within an area of predominantly residential use. However, given that the application site has extant approval in principle until the 30th May 2005 for the erection of an apartment block with car parking through planning application 02/02381/A I would suggest that the principle of the residential development of the application site has already been established, albeit at a lower density.
There are a number of objections to the planning application, primarily from local residents. The basis of the objections can be summarised as the proposed development being considered to be over intensive, that it is out of keeping with the surrounding area, that there is insufficient car parking, that the development will detrimentally impact on existing traffic problems, that the loss of trees is unacceptable and concern regarding a legal right of access. Ramsey Town Commissioners have no objection to the planning application.
In terms of the proposed development the building has been set back from the road in attempt to echo the massing and rhythm of that adjacent row of terraced dwellings. The height of the building is approximately the same as that of these existing adjacent dwellings. As indicated to the applicant prior to the submission of the planning application I had some concerns regarding the overall level of development of the application site and would need to consider this element further. On reflection I believe that the proposed development is an over intensive use of the application site that would be out of keeping with the adjacent dwellings. The knock on effect of the over intensive nature is the resultant car parking area, which is undesirable. Therefore, whilst the site does approval in principle for this type of development I consider that the proposed level of development is too great. Accordingly, I recommend that the application be refused.
Recommended Decision : Refused
Date of Recommendation : 07.03.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. By reason of the scale, massing and number of proposed apartments the proposal is considered to be an over intensive form of development that is out of keeping with the character of the surrounding area and unacceptable.
R 2. The application fails to demonstrate how the relevant sightlines and visibility splays in the relation to the modification of the vehicular access will be achieved. As such the application is considered to be lacking in sufficient detail.
R 3.
By reason of the considered limited nature of the submitted tree survey the application is considered to fail to adequately demonstrate the exact extent of proposed tree felling in relation to the proposed development.
Decision Made : ... Committee Meeting Date : ...
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