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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 currently forms a detached garden associated to 3 Summerland, measures approximately 0.035 of a hectare (0.086 of an acre).
The planning application seeks approval in principle for the erection of a dwelling on the application site. In addition to locations plans the planning application is accompanied by an illustrative drawing showing a dwelling on the application site and a supporting statement.
Whilst the application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application there have been three previous planning applications for sites within close proximity that are specifically material to the assessment of this current planning application.
Planning application 05/92418/A sought approval in principle for the erection of a pair of semi detached houses with on site garaging and parking on the detached garden land associated to 4 Summerland, Ramsey. This land directly neighbours the application site for the current planning application to the south-west. This previous planning application was considered and refused on the 22nd June 2006, with the refusal decision notice issued on the 30th June 2006. A copy of the refusal decision notice for this previous planning application has been placed on the file for the current planning application.
Planning application 06/01545/A sought approval in principle for the erection of a single detached dwelling with on site garaging and parking on the detached garden land associated to 4 Summerland, Ramsey. This land directly neighbours the application site for the current planning application to the south-west. This previous planning application was considered and approved on the 9th November 2006, with the approval decision notice issued on the 13th November 2006. A subsequent appeal against the refusal was dismissed by the Minister, in accordance with the recommendation of the appointed Planning Inspector, with the appeal approval decision letter issued on the 6th June 2007. A copy of the approval decision notice and appeal decision for this previous planning application has been placed on the file for the current planning application.
Planning application 07/01458/B sought approval for the erection of two dwellings on land fronting Parsonage Road, Ramsey. This land is located to the south-west of the application site for the current planning application. This previous planning application was considered and refused on the 20th December 2007, with the refusal decision notice issued on the 14th January 2008. An appeal against the refusal has been lodged, but at the time of writing had not yet been considered. A copy of the refusal decision notice for this previous planning application has been placed on the file for the current planning application.
Ramsey Town Commissioners have no objections to the planning application. The Department of Transport Highways Division do not oppose the planning application. The Isle of Man Water Authority requests that an informative note be attached to any approval decision notice.
The owners and/or occupants of 3 Christian Close, which is located a significant distance from the application site, object to the planning application. The grounds for their objection can be summarised as concern that the proposal is detrimental to the character of the area, that the proposal represents the loss of precious green space and that additional traffic generated from the proposed development will be dangerous.
The owner and/or occupant of 5 Marine Gardens, which is located a significant distance from the application site, who writes on behalf of Ramsey Heritage Trust expresses an interest in the planning application. They comment of the impact of previous planning applications and suggest that there
should be some control of the overall design of dwellings. They express concern regarding the impact of traffic generated by the proposed development.
The owners and/or occupants of 5 Summerland, which is located opposite the application site, object to the planning application. The grounds for their objection can be summarised as concern that the proposal is out of keeping with the surrounding area, that the additional traffic generated from the proposed development will be dangerous, that the proposal represents the loss of valuable green space, that the development will adversely impact on dwellings that are considered potentially worthy of registration, and that the proposal is contrary to the provisions of the local plan.
In terms of land use the application site is located within a wider area of land that is designated as predominantly residential use under the Ramsey Local Plan Order 1998. Planning Circular 2/99, which constitutes the written statement to be read in conjunction with the local plan, contains one policy that is considered specifically material to the assessment of this current planning application:
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."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one general policy that is considered specifically material to the assessment of this current planning application:
General Policy 2, which relates to development within land-use zones, states:
"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:
The issue of local plan policy R/R/P3 has been previously considered through the assessment of a number of previous planning applications. It was initially tested through an appeal against the approval of the residential development of a parcel of land situated on the corner of Glen Elfin Road and May Hill, which is approximately 250 metres from the application site for the current planning application. In their assessment of this previous planning application (04/02353/A) 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 land that is the subject of the current planning application is considered to be similar to that considered in previous planning application 04/02353/A.
Furthermore, approval in principle has been granted for the erection of a dwelling on the neighbouring land through previous planning application 06/01545/A. This previous planning application was also the subject of an appeal against its approval. In their assessment of that previous planning application the appointed Planning Inspector 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." In respect of the issue of the impact of development on the setting of the existing properties on Summerland the appointed Planning Inspector stated that "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 the contribution to the local streetscape. In my judgement, 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."
Previous planning application 07/01458/B, which sought approval for the erection of two dwellings on nearby land to that which is subject of the current planning application, was not refused on the basis of the principle of development. Rather, the refusal, which is the subject of a current appeal, was based on the level of development proposed for the application site.
On the basis of these previous planning applications it is concluded that the principle of residential development of the application site is acceptable. The use of the land in the urban area and therefore not wholly relying on greenfield or periphery sites outweighs the loss of non-publicly accessible land. Policy R/R/P3 of Planning Circular 2/99 is therefore discounted.
The illustrative drawing that has been submitted with the planning application demonstrates that a dwelling can be erected on the application site that has adequate amenity space and on-site car parking associated to it. The distances between the site and existing residential properties are such that the impact on residential amenity is suitably limited. The impact of the residential development of the application site on streetscape and therefore the setting of the properties on Summerland has been addressed within previous planning applications and is therefore considered to be acceptable. The issue of controlling design so as to avoid a "mish-mash" of dwellings in the area has been raised within representations to the planning application and by the applicant. Whilst such aspirations are understandable there are inherent difficulties in trying to tie conditions together from two or more sites that are not in single ownership or control. Whilst planning approval exists on the neighbouring site there can be no guarantee that development will ever commence. In terms of highway issues, given that the Department of Transport Highways Division do not oppose the planning application it is assumed that the site is capable of being safely access by a motor vehicle, which would accord with the extant planning approval on the neighbouring site. The level of traffic generated by one dwelling is highly unlikely to be to a level that warrants refusal of the planning application, which is also reflected by the representation from the Department of Transport Highways Division.
In conclusion, on the basis of the above it is considered that the principle of residential development of the application is acceptable and that the application site is capable of being developed in a manner that is acceptable in terms of public amenity, private amenity and highway safety. It is therefore 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:
Ramsey Town Commissioners; The Department of Transport Highways Division; and The owners and/or occupants of 5 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:
The Isle of Man Water Authority; The owners and/or occupants of 3 Christian Close, Ballastowell Gardens, Ramsey; and The owner and/or occupant of 5 Marine Gardens, Ramsey.
Recommended Decision: Permitted
Date of Recommendation: 22.01.2008
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. The approval in principle relates to the erection of a dwelling within the land defined by the red line on drawing no.s 158/2/1 and 158/3/2 date stamped the 26th October 2007.
C 3. A minimum of two on-site car parking spaces must be provided to serve the needs of the development.
C 4. Provision to allow a vehicle to turn so that it can exit in a forward gear must be provided within the confines of the site.
N 1.
The developer is recommended to contact the Isle of Man Water Authority to discuss the provision or change of any water supply.
Decision Made : APPROVED Committee Meeting Date : 15/2/08
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