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The site represents the curtilage of the land fronting, Parsonage Road, Ramsey, which is located on a corner plot with Parsonage Road to the north and Summerland to the south. The site is currently a garden area which is within the ownership of the applicant, who is also the owner of the residential property 6 Summerland.
The application site is within an area recognised as being an area of predominantly residential use, under the Ramsey Local Plan. The site is not within a Conservation Area. Properties 1 to 7 Summerland are being considered for Registration.
The following previous planning applications are considered relevant in the assessment and determination of this application.
Approval in principle for the erection of a single detached dwelling with on site garaging and parking - 06/01545/A – Garden, 4 Summerland, Ramsey - APPROVED at appeal
Approval in principle for the erection of a pair of semi detached houses with on site garaging and parking - 05/92418/A – Garden, 4 Summerland, Ramsey – REFUSED at Appeal for 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 two semi-detached dwellings.
The Ramsey Commissioners have objected for the grounds that they consider that the proposal is out of keeping with other properties in the area and is therefore an inappropriate development in a prominent location within the Town.
The Commissioners records indicate that a public sewer is located within the plot of land which is now the subject of this application and development should not take place over or near to an existing public sewer system.
The Highways Division of the Department of Transport have no objection subject to the imposition of the following conditions:-
"Dropped kerbs shall be installed at the junction of Summerland and the proposed new accesses in accordance with Manx Roads 2."
The Isle of Man Water Authority make no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The Chief Fire Officer makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The owner and/or occupant 4 Summerland, Ramsey, raises concern that the proposal will have an adverse impact upon the existing narrow road due to turning space being a premium; the proposed developments will not be in keeping with the current properties on Summerland and detract from the appearance of the area; and the proposal will result in a loss of view.
The owners and/or occupants 5 Summerland, Ramsey, raises concerns in relation to parking, increase in traffic, adverse impact on road safety, loss of view, and that the development would compromise the appearance and attraction of the existing Victorian houses and devalue their architectural importance and potential for registration.
The owner and/or occupant 7 Summerland, Ramsey, raise concerns in relation to parking provisions and loss of view.
Mr A Jessopp, Seacliffe, Old Castletown Road, Port Soderick has commented to the planning application which can be summarised as; proposal accords with the Strategic Policy 2; And it is debatable whether the loss of green spaces in town will be regretted in a few years.
As the site is located within an area predominantly residential use the following policies are relevant:-
Policy 1: Development should make the best use of resources by:
Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions (2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3.
Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
Policy 4: New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions (1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:
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 simple green space. Any possible development of such sites should from the subject of consultation with the Office of Planning prior to the submission of any application.
Material planning issue to be considered with the application include:-
The site is within an area of predominately residential use, initially therefore it is considered in principle that the development of the site into residential use is acceptable. However, consideration needs to be taken of Policy R/R/P3 of the Ramsey Local Plan, which 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.
The adjacent site to the east has benefited from an approved application, for an approval in principle for a dwelling (06/01545/A). The application went to an appeal where the appeal Inspectors report stated:-
"I note that the Ramsey Local Plan was approved in 1998, and thus not as up-to-date as it might be. Since its adoption, considerably more weight is given to seeking to locate residential development in sustainable locations, an aspect of which is ready accessibility to shops, employment, education, and leisure facilities. In this respect, the application site scores well in contracts to peripheral greenfield sites."
Whilst it could be argued that this policy be applied to the application site it is concluded that the application site is not significantly attractive and given that it forms a plot surrounded by highways it does not serve as a natural breathing space. It is considered that a subsequent change to a greater use of urban sites rather than greenfield sites renders this policy somewhat inappropriate, particularly due to Strategic Policy 1 & 2. Therefore, it is considered that the principle of residential development of the application is acceptable.
Impacts upon the residential amenity of the neighbouring properties
Due to the gradient of the site, when viewing the properties from the ground floor of the adjacent properties along Summerland they would appear almost single storey in appearance.
The dwellings would also be located approximately 21.5 metres from the front elevation of 7 Summerland. The Planning Authorities guidelines indicate that proposed dwellings which have directly facing windows should be 20 metres apart. These proposals would comply with this guideline, and therefore it is considered that no significant overlooking would be introduced by the two dwellings. Additionally, due to the distance and to the gradient of the site, it is considered that no overbearing impact would occur.
The proposed properties would also be located north to northwest of the properties along Summerland, and due to this and because of the distance between the existing properties, the potential of loss of light is significantly reduced to what are considered to be acceptable levels.
A number of the objectors have commented on the loss of a view due to the proposals; however, the loss of a view is not a material planning consideration, and therefore cannot be taken into consideration.
Overall, it is considered that the proposed dwellings as indicated, would not have a significant impact upon the residential amenity of the neighbouring residential properties, and therefore from this aspect the proposal is acceptable and complies with General Policy 2.
Impact upon the Street Scene
Particularly consideration needs to be taken to the visual impact the proposed dwelling would have upon the potential Registered Dwellings along Summerland.
The Planning Inspector for application (06/01545/A) stated:-
"The Summerland houses are very attractive and imposing due to their architectural characteristics and their rather elevated position. However, they have not so far been registered and should not be accorded any special status beyond an appreciation of their contribution to the local streetscape. In my judgment, they are not particularly prominent in wider views, but are appreciated from rather close viewpoints. I do not believe that too much should be made of the historical association of the separated garden areas with these houses."
The inspector goes on to state:-
"It is a fine judgement which needs to be made, but I conclude that a detached dwelling on the application site would not detract from the Summerland houses to an extent which would prevent a reasonable appreciation of them, or detract from their contribution in the street scene. Similar developments on the adjacent garden areas might have substantially different effects, particularly in view of changing levels, but I would not regard a decision to approve this application is setting a precedent: each case would need to be considered on its merits."
It is accepted that the dwellings along Summerland are not seen from wider views but rather from closer viewpoints. The most visible position to see the dwellings from a distance would be from Queens Pier Road, particularly when viewing from the northwest of the site. However, even when travelling along Queens Pier Road, closer to Summerhill, the only properties Nr 6 & 7 and partially 5 are particularly evident. The whole street scene from a distance is not apparent until you are within Summerland itself.
The erection of these dwellings will undoubtedly, reduce the appearance of Nr 6 & 7 Summerhill when viewed from Queens Pier Road, however, it is not considered that the loss of the view of these properties would have a significant impact upon the attractiveness or character of Summerland when viewed from closer standpoints, where it is considered that the Victorian properties are most prominent.
The designs of the dwellings have very similar appearance to the existing properties along Summerland and would be in keeping with the Victorian nature of the existing dwellings, and therefore it is considered that the proposal would comply with General Policy 2.
The proposal provides two off road parking provisions for each dwelling. Whilst a turning provision would be preferable, the Department of Transport Highway Division have no objection to the proposal subject to a condition.
The neighbouring objectors have indicated that the proposals will result in a number of highway safety concerns. However the Highway Division have not objected to the application on these grounds and it is therefore considered that the proposed access from Summerland is acceptable. Additionally, regarding the loss of on street parking due to the new access, the Planning Inspector who dealt with the previous application (06/01545/A) stated:- "...the public highway is for the passing and re-passing of traffic rather than for parking of vehicles when they are not used".
On balance, it is considered that the proposed dwellings would provide acceptable parking provisions, and that the dwellings will not result in a sufficient impact upon road safety in the surrounding locality.
As stated within General Policy 2 paragraph (h), any new dwelling must provide an acceptable amount of internal and external amenity space.
Regarding the internal space, the two dwellings would have a total of four bedrooms (3 double & 1 single) and provide a kitchen/breakfast room and a dining/lounge area, both of which are of a reasonable size. Overall, it is considered that the internal amenity space is acceptable and appropriate for modern requirements.
The external space is rather less generous than the internal amenity space, however the amount indicated is considered adequate for a dwelling of this size. Both properties have a small front garden and modest sized rear gardens. However, the dwellings seem appropriate and certainly do not appear as an overdevelopment of the site. It is therefore considered that the proposals would comply with General Policy 2.
In addition, consideration needs to be taken regarding the drainage pipe which runs under the western edge of the site. The pipe would be affected by one of the proposed dwellings and therefore an appropriate condition will be required to be attached, which states that the drainage pipe will have to be re-directed at the cost of the applicants.
In conclusion, the application site is zoned as predominately residential use, within a sustainable location within Ramsey. It is considered that the proposals will not have a sufficient impact upon the residential dwellings within Summerland or have a detriment impact upon the visual appearance of Summerland. Additionally, the proposal would provide acceptable amounts of amenity space within themselves, which includes adequate parking provisions. Accordingly, it is recommended that the planning application be approved.
The following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status:
The Ramsey Commissioners
The Department of Transport Highways Division The owner/occupier 4 Summerland, Ramsey The owner/occupier 5 Summerland, Ramsey The owner/occupier 7 Summerland, Ramsey
It is considered 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:-
Recommended Decision: Permitted Date of Recommendation: 12.12.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the submitted documents and drawings 524/010, 524/011, 524/012, 524/013, 524/014 and CDL/0018/100A all received on 2nd August 2007.
C 3. In the interest of road safety, dropped kerbs shall be installed at the junction of Summerland and the proposed new accesses in accordance with Manx Roads 2. The applicant shall contact the Network Operations Section of the Department of Transport prior to carrying out any works within the highway, including the installation of dropped kerbs. Telephone 686665.
C 4. The roof(s) must be finished in dark natural slate.
C 5. Prior to the commencement of the proposed development there must be submitted to and approved in writing by the Planning Authority a scheme for the repositioning and/or protection of the public sewer which crosses the site in consultation with the Drainage Division; the works must be carried out in accordance with the approved scheme. Any costs to the repositioning and/or protection of the public sewer are to be carried out at the developer’s expense.
N 1.
For 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 IoMWA Planning and Projects Section, tel. 69 59 58.
N 2.
The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
Decision Made : Refuse Committee Meeting Date : 20/12/07
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