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The application site comprises of a parcel of land that is located between Parsonage Road and Summerland in Ramsey. The application site, which comprises of a garden area, measures approximately 0.038 of a hectare (0.094 of an acre).
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."
Approval in principle for the erection of a pair of semi detached houses with on site garaging and parking (05/92418/A) – refused on the following grounds:-
The development proposed by the planning application is unacceptable by reason that the erection of two dwellings on the application site would:
a) constitute an over intensive form of development; b) result in dwellings that each have an insufficient level of private amenity space associated to them; c) prohibit the formation of a turning feature within the curtilage of each property that allows a motor vehicle to enter and exit in a forward gear; and d) result in dwellings being orientated in a manner that unduly affects the potential development of adjoining land.
The application proposes the Approval in Principle for the erection of a single detached dwelling with on site garaging and parking. The application is accompanied by illustrative drawings showing a detached dwelling on the application site and a supporting letter.
The drawings show the proposed dwellings front elevation facing Summerland, the driveway access is proposed to be located on the western side of the site accessing onto the adjacent road.
The Ramsey Commissioners have no objections. Highways Division do not oppose subject to the imposition of the following conditions:- Two off street parking spaces must be provided to serve the needs of this dwelling.
S.P.M.C. & E:-
This will no doubt remove some of the 'over-development' objections raised on its predecessor 05/2418. The neighbours may still be unhappy though. The Society raises No Objections.
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
The owner and/or occupant Cloverlea, 2 Summerland, Ramsey which is located on the opposite side of Summerland to the site, object to the planning application. The grounds for their objection can be summarised as concern that:-
The owners and/or occupants of 5 Summerland, Ramsey, which is located on the opposite side of Summerland to the site, object to the planning application. The grounds for their objection can be summarised as concern that:-
The owners and/or occupants of The Old Vicarage on Vernon Road, Ramsey, which is located to the west of the application site, object to the planning application. The grounds for their objection can be summarised as concern that:-
Material Planning matters which need to be considered regarding this application include:-
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 significantly 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.
The consideration of Policy R/R/P3 has been previously considered through the assessment of planning application 04/02353/A, which proposed the residential development of a parcel of land situated at the corner of Glen Elfin Road and May Hill. This site is located approximately 250 metres from the application site for the current planning application. This previous planning application was the subject of an appeal and in the conclusions of their report the appointed Planning Inspector stated that “there is logic in attempting to use suitable remaining urban land rather than continuing to expand into rural areas” and continued on to say that they were “aware of the presumption against developing such land as set out in Policy R/R/P3 of the Local Plan, but given the condition of the site and its location within an urban area, I support the principle of developing the site with housing.”.
The introduction of a dwelling of the size and position as indicated by the submitted indicative plans, I believe would not cause adverse affects to the detriment of residential amenity of any of the neighbouring properties.
A concern of the previous application was the lack of turning facilities within the curtilage of the sites, which would have ‘prohibit the formation of a turning feature within the curtilage of each property that allows a motor vehicle to enter and exit in a forward gear’. As the proposal is for a single dwelling, there is plenty of space within the site to provide a turning circle and therefore a motor vehicle would be able to enter and exit in a forward gear, beneficial to highway safety. The inclusion of two off road parking provisions within the site is also required, hence the comments by the Highway Division requiring a condition be included to any approval.
Although only illustrative I believe that it is reasonable to look at the submitted illustrative drawings as they show a single detached property, the previous application which included a pair of semi-detached properties resulted in a high level of built development across the application site and limited space for associated amenity areas. This submission would seem to address the issue of the lack of acceptable amenity space, with garden provisions which show the possibility of amenity space to the rear 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 the site slopes downwards from Summerland towards Parsonage Road, there is a separation provided by these roads, and as shown in the indicative plans a single detached dwelling is possible within the site which has acceptable amenity space, parking provisions and turning facilities.
Whilst I do consider this previous conclusion to be relevant I am of the opinion that as each site has different characteristics there is a need to consider each planning application on its individual merits. It is my view that the application site and the adjacent open space could be developed in a manner that does not unduly affect the character of the area and the amenity of the existing surrounding properties. It is reasonable to say that the Department’s stance on the use of urban sites has evolved since the publication of the Ramsey Local Plan and Planning Circular 2/99. Local plan policy is another material consideration in the assessment of a planning application and as always policy can only ever act as guidance in any such assessment. Taking account of the conclusions of the previously appointed Planning Inspector I can see logic and a wider benefit to making best use of sites within urban areas. As such I consider the principle of the residential development of the application site to be acceptable in this location and therefore 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
Cloverlea, 2 Summerland, Ramsey 5 Summerland, Ramsey
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 Society for the Preservation of the Manx Countryside and Environment The Old Vicarage on Vernon Road, Ramsey
Recommended Decision: Permitted
Date of Recommendation: 31.10.2006
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 SL1, SL2 and SL5 all received on 7th September 2006.
C 3. Two off street parking spaces are to be provided to serve the needs of the development.
Reason To ensure adequate access and vehicle parking facilities and in the interests of road safety.
C 4. The curtilage of the dwelling must include facility to allow a vehicle to turn within the site so that it can exit in a forward gear.
N 1. For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Decision Made: approve Committee Meeting Date: 09/11/06
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