Officer Planning Report

Planning Report And Recommendations {{table:272696}} ### Considerations {{table:272691}} ### Written Representations We have received 8 private representations for this application. ### Consultations {{table:272692}} {{table:272693}} {{table:272694}} {{table:272695}}

Officer's Report

The application seeks approval in principle for the erection of four dwellings with integral double garages on a site on the corner of Glen Elfin Road and May Hill in Ramsey.

In terms of the planning application I consider that there are two main aspects; the principle of the residential development of the application site and the merits of the development proposed by the planning application.

With regards to the principle of residential development under the Ramsey Local Plan the application site is within an area of predominantly residential use and not zoned for any specific purpose. The site that contains garaging is overgrown and, in my opinion, unsightly. Policy R/R/P3 of the Ramsey Local Plan states that within areas zoned for predominantly residential use there will be a general

presumption against the development of sites that provide attractive, natural breathing spaces between established residential buildings. Whilst it could be argued that this policy be applied to the application site I have concluded that the application site is not attractive and given that it forms a corner plot it does not serve as a natural breathing space. Additionally, I believe that a subsequent change to a greater use of urban sites rather than greenfield sites renders this policy somewhat inappropriate. Therefore I consider that the principle of residential development of the application is acceptable.

In simple terms with regards to what is proposed by the planning application I consider that the development of the four dwellings in an over intensive use of the land that would result in an inappropriate and detrimental form of development. Whilst the application seeks approval in principle, and the submitted drawing can therefore only be viewed as illustrative, the proposed form of development is highly likely to follow the form as shown. Based on this the level of private amenity space associated with the dwellings is poor and the buildings do not reflect the streetscape of the surrounding properties. Furthermore, whilst it is not clear from the submitted drawing it appears that the height of the proposed dwellings is greater than that of the existing adjacent properties, a situation that I would consider to be inappropriate.

I recommend that the application be refused.

Recommendation

Recommended Decision : Refused

Date of Recommendation : 24.01.2005

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

R 1. Whilst the Planning Authority has no direct objection to the residential development of the application site the proposed development of four dwellings is considered to result in an over intensive and inappropriate form of development. Furthermore, based on the submitted drawing it is considered that the proposed form of development fails to provide suitable levels of private amenity space and does not adequately reflect the streetscape of the surrounding area, particularly in terms of roof heights and access arrangements.

Decision Made : ... Committee Meeting Date : ...