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The application site comprises a parcel of land located on Crescent Road, between existing residential development, in Ramsey.
The proposed development comprises the erection of seven detached dwellings on the application site. The description of development refers to the demolition of the existing dwelling as part of the proposal. However, this dwelling was demolished a number of years of ago and the site is vacant of buildings. Given that the demolition of the dwelling would not require planning approval it is not considered necessary to amend the description of development.
The application site has been the subject of a number of previous planning applications, four of which are considered specifically material to the assessment of this current planning application:
Planning application 00/02447/A sought approval in principle for the erection of either flats or houses or a mixture of both on the application site. This previous planning application was initially considered and approved on the 18th May 2001.
Planning application 02/00932/B sought approval for the demolition of existing dwelling and associated building to form new residential development comprising of six detached dwellings. This previous planning application was initially considered and approved on the 17th February 2003.
Planning application 03/01676/B sought approval for the substitution of house types on approved residential development of six detached dwellings (02/00932/B). This previous planning application was initially considered and approved on the 18th March 2004.
Planning application 07/00388/A sought approval in principle for the development of thirty four dwellings with associated parking on the application site and adjacent land. This previous planning application was considered and refused on the 24th July 2007.
Ramsey Town Commissioners have no objection to the planning application. The Manx Electricity Authority requests that an informative note be attached to any approval decision notice. The Isle of Man Fire and Rescue Service recommend that they are contacted to discuss the provision of appropriate fire precaution measures.
The owner and/or occupant of 41 Queens Drive West, which is located to the north of the application site, expresses an interest in the planning application and questions the use of soakaways within the development.
The owner and/or occupant of Glen Hazel, which is located to the south of the application site, objects to the planning application. The grounds for their objection can be summarised as concern that the site is too small for seven dwellings, that six dwellings is more appropriate and that all trees should be retained.
The owner and/or occupant of Seacliffe, which is located in Braddan, supports the planning application.
In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Ramsey Local Plan Order 1998. There are no policies with
Planning Circular 2/99, the written statement that accompanies the local plan, considered specifically material to the assessment of this current planning application.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application:
"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
"New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions 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:
"The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
Appendix defines the relevant standard as being 2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling.
It can be seen by the planning history of the application site that the principle of residential development, at a sensible level, has been previously established. Given its location within an existing residential area the use of the application site for residential development is a good opportunity to provide additional housing without reliance on out-of-town greenfield sites. It has to be concluded that the principle of residential development of the application site is acceptable.
It therefore remains necessary to examine the specific impacts of the proposed development. In this respect it is considered that the density of development proposed by the planning application is generally acceptable. The proposed dwellings have appropriate living environments, meet car parking standards and their siting does not unduly affect the amenity of existing dwellings within the surrounding area. The increase from six dwellings as previously approved to seven dwellings as now proposed is considered to be acceptable, and indeed is a good use of land within an existing residential urban area.
In terms of the concerns regarding the use of soakaways it should be noted that the technical specification of such soakaways would be a matter for building regulations control. There are no known material planning reasons why soakaways cannot be used.
It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
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: 13.11.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to drawing no.s 01, 04F rev. C, 06 rev. C, 10C rev. D, 11D rev. C, 11E rev. C, 11E1 rev. C, 11F rev. D, 11F1 rev. D and 12D rev. D date stamped the 7th September 2007.
N 1. The applicant/developer is recommended to contact the Isle of Man Fire and Rescue Service to discuss the provision of appropriate fire precaution measures.
N 2. The applicant/developer is recommended to contact the Manx Electricity Authority to discuss the provision or change of any electrical supply.
Decision Made: APPROVED Committee Meeting Date: 30/11/07
C3. (AS PER PLANNING COMMITTEE) STANDARD TREE RETENTION/PROTECTION CONDITION ADDED IN UNIFORM.
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