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The application site part of garden at St Olaves House, Bowring Road, Ramsey, is located on the western side of Bowering Road, and south of the junction of Bowring Road and Jurby Road.
The boundary treatments along the eastern and southern boundaries comprise of a 2 metre high timber fence as well as a number of mature trees which include a row of mature conifer trees along the eastern boundary.
The application site is within the area covered by the Ramsey Local Plan. Under this the application site is within an area recognised as being in predominantly residential use and is not designated for any specific purpose.
Planning Circular 2/99, the written statement that accompanies the local plan, states at paragraph 7.4 that:-
"With regard to existing residential areas, it is considered important that backland and/or garden areas are protected from inappropriate residential development, particularly where such development would result in the loss of existing trees or hedgerows."
Policy R/R/P3, which relates to the development of infill and backland sites, 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."
There is no relevant planning history for this site.
The application proposes the Approval in Principle for the erection of a single detached dwelling. The application is accompanied by illustrative drawings showing a detached dwelling with an attached garage on the application site. The proposed driveway would share the existing St. Olaves driveway which access onto Bowring Road.
The Ramsey Commissioners have objected on the grounds:-
The Commissioners consider that the proposed use of the existing vehicular access, which presently serves St. Olaves and is located on a busy junction within the Town, is not acceptable. It is recognised that the existing access has been established for many years however the Commissioners would not wish to see an increase in the use of this access to serve the proposed new dwelling.
Highways Division do not oppose subject to the imposition of the following conditions:- 2 metre by 36 metre visibility splays are provided onto Bowring Road. A vehicle turning facility and three off street parking spaces are constructed within the curtilage of the site.
IOM Water Authority:-
For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Manx Electricity Authority:-
Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
We have received no privately written representations objecting to the application.
Material Planning matters which need to be considered regarding this application include:-
As can be seen in the photographs the sites ground level is approximately 2.5 metres above the ground level of the neighbouring property 53 Bowring Road. Consideration therefore needs to be taken to ensure a dwelling, as proposed, would not cause significant adverse impacts to the detriment of residential amenity through loss of light, overbearing impact or due to overlooking leading to a loss of privacy. As previously stated the ground level is significantly higher, however it would appear from the indicative plans submitted that it would be possible for a dwelling to be sited within the site, which would not cause any significant adverse impacts to the detriment of the neighbouring property due to its orientation between the properties.
Regarding the visual impact when viewed from Bowering Road, due to the boundary treatments along the eastern boundary of the site and of St. Olaves house site (trees and shrubs to be retained), the proposed dwelling would be very well screened and would be virtually hidden. The dwelling as proposed also does not project beyond the building line of this part of Bowring Road.
The use of the existing driveway and access of St. Olaves house would seem to be acceptable. Whilst the Commissions have objected to the application on grounds that the increase use of the access on a busy road is not acceptable, the Highway Division have no objection to the proposal as long as 2 metre by 36 metre visibility splays are provided onto Bowring Road. With these provisions in place the access would be safe to access and egress onto Bowring Road and therefore would be acceptable in the interests of road safety.
The Highway Division have also stated that a condition for a vehicle turning facility and three off street parking spaces are constructed within the curtilage of the site. This will ensure adequate parking provisions for the site as, but also will ensure that any vehicular leaving the site one Bowring Road will leave in a forward gear.
Although only illustrative I believe that it is reasonable to look at the submitted illustrative drawings as they show a single detached property. This submission would seem to provide an acceptable amount of amenity space, with garden provisions which show the possibility of amenity space to the rear side and front of the proposed dwelling, as shown in the indicative plans.
It is my view that the application site can be developed in a manner that does not unduly affect the character of the area and the amenity of the existing surrounding properties, particularly as is shown in the indicative plans a single detached dwelling is possible within the site which has acceptable amenity space, parking provisions and turning facilities. Therefore the proposal would seem appropriate in this location and consequently my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
The Ramsey Commissioners Highways Division
I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
IOM Water Authority Manx Electricity Authority
Recommended Decision: Permitted
Date of Recommendation: 10.11.2006
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 relates to the submitted documents and drawings 562/5 and 562/5/02 all received on 18th August 2006.
C 3. In the interests of road safety:-
2 metre by 36 metre visibility splays are provided onto Bowring Road.
A vehicle turning facility and three off street parking spaces are constructed within the curtilage of the site.
N 1. For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.
N 2. PRIOR to the commencement of any works the applicant is advised to consult the M.E.A. to ensure that an adequate supply of electricity can be made available to service this development.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 13/01/06
Signed : M. I. McCauley Director of Planning and Building Control
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