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The application seeks approval in principle for the residential development of a site located on Jurby Road in Ramsey. The application site is currently occupied by a large two-storey dwelling, Mount Auldyn House and has significant number of mature trees within it.
The proposed development was discussed with the applicant’s agent prior to the submission of the planning application. It was agreed that it would best if the application did not seek approval for a specific number as this would allow, subject to approval being granted, flexibility in what is acceptable. Consequently, the application has had four illustrative schemes showing differing types of development at differing levels of density:
There have been objections to the planning applications by residents of the surrounding area. Their concerns can be summarised as traffic impact, loss of privacy, density of development, loss of the existing property and character of development. The DoT has no objections to the planning application subject to the imposition of conditions.
The application site is not zoned for any specific purposes under the Ramsey Local Plan but is identified as being part within a predominantly residential area and part within an area of woodland. It is my understanding, and is confirmed by DAFF, that the woodland part of the site is classified as having high wildlife value. On this basis I would suggest that the principle for residential redevelopment is fundamentally acceptable on the part of the site within the predominantly residential area provided the loss of the existing is acceptable and the impact of what goes on the site can be suitably controlled.
The existing property within the application site has previously been examined for possible Registration. However, it was discovered that the building had been significantly altered and is understood to be in structurally poor state of repair. This position was confirmed to me by the former Building Conservation Officer, Marlene Hendy, who when discussing an earlier scheme some 18 months to two years ago advised that the building was not worthy of Registration. There should be no development of the area defined as woodland.
In terms of an appropriate form of development I consider that the indicative development of 9 houses is the most appropriate form, given that a terrace development would partially echo that of Belmont Terrace. I would also suggest that this indicative scheme demonstrates that a higher density would be too far out of keeping with the character of the surrounding street pattern. In terms of development on the site I consider that the existing mature trees and the correct use of conditions can suitably control an appropriate form of development that does not detrimentally impact on the existing surrounding properties.
I recommend that the planning application be approved subject to conditions directing an appropriate form of development for the site.
Recommended Decision: Permitted
Date of Recommendation: 14.06.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 relates to drawing no. 0448/PL01 date stamped the 9th February 2005.
C 3. The residential development of the site is hereby limited to no more than 9 residential units.
C 4. The development of the site must not encroach into the area of woodland, as defined by the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998.
C 5. Any subsequent reserved matters planning application must be accompanied by an accurate detailed tree survey undertaken by a relevant qualified professional. The retention of mature trees is considered to be particularly important.
C 6. Car parking provision must be provided at a minimum ratio of 1.5 spaces per residential unit.
C 7.
Vehicular access and egress arrangement must be provided to the satisfaction of the Planning Authority following consultation with the Department of Transport Highways Division.
C 8. The vehicular access arrangements must permit a vehicle to turn within the curtilage of the site so that it can emerge from the site in a forward gear.
C 9. The scale, massing, form and position of the residential units must pay respect to that of the existing surrounding properties so as not to result in an unacceptable level of impact on existing amenity. Heights of the built development must respect the heights of the existing surrounding properties.
C 10. The position of the residential units must pay respect of the building line between Belmont Terrace and Cummal Beg.
N 1. For water connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the Isle of Man Water Authority Planning and Projects Section, telephone 695958.
N 2. Prior to the submission of any subsequent reserved matters planning application the applicant/developer is advised to discuss the proposed development with the relevant Planning Officer.
N 3. Prior to the submission of any subsequent reserved matters planning application the applicant/developer is advised to discuss the vehicular access arrangements with the Department of Transport Highways Division.
N 4. Prior to the submission of any subsequent reserved matters planning application the applicant/developer is advised to discuss finished floor levels within the residential units with the Department of Transport Drainage Division.
Decision Made : ... Committee Meeting Date : ...
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