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The site represents the curtilage of the land abutting Parsonage Road and Summerland, Ramsey, which is located on a corner plot with Parsonage Road to the north and Summerland to the south.
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 - REFUSED for the following reasons:- "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 reserved matters application for the erection of a detached dwelling.
The Ramsey Commissioners have no objection to the application, but have expressed concern of the proposed driveway access and vehicle crossover near to the junction with Parsonage Road, which is considered to be a potentially dangerous position.
The Highways Division of the Department of Transport have no objection subject to the imposition of the following conditions:- "Two off street parking spaces must be provided for this development." The owner and/or occupant Nr 2 Towerside Court, Parsonage Road, Ramey, has commented on the initial scheme that the proposal; would result in a loss of privacy, out of keeping with the area; and the chimney will be opposite my living room windows, resulting in smoke intrusion. No comments have been received regarding the amended scheme.
The owners and/or occupants 5 Summerland, Ramsey, has commented on the initial scheme that the proposal; is an over intensive for the site; proposal is out of keeping with the surrounding area; overbearing; loss of privacy; impact upon highway safety due to proposed access; and the proposal fails to respect the historical importance of the Summerland properties which are being considered for Registered Status. No comments have been received regarding the amended scheme.
The owners and/or occupants 4 Summerland, Ramsey, has commented on the initial scheme that the proposal; impact upon highway safety due to proposed access; not in keeping with the properties along Summerland; loss of view due to the size and height of the proposal; and loss of privacy due to windows within the attic space. No comments have been received regarding the amended scheme.
Mr A Jessopp, Seacliffe, Old Castletown Road, Port Soderick has commented to the initial proposed scheme which can be summarised as; the proposal does not conform to Environmental Policy 42. No comments have been received regarding the amended scheme.
As the site is located within an area predominantly residential use the following policies are relevant:-
Policy 2: 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:
Material planning issue to be considered with the application include:-
The site is within an area of predominately residential use, and the site has received Planning Approval in principle for the erection of a residential dwelling (06/01545/A). Therefore, the principle for residential development is acceptable.
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 dwelling would also be located approximately 20 metres from the front elevation of 4 Summerland and 23.5 metres from Towerside Court. The Planning Authorities guidelines indicate that proposed dwellings which have directly facing windows should be 20 metres apart. This proposal would comply with this guideline, and therefore it is considered that no significant
overlooking would be introduced by the dwellings. Additionally, due to the distance and to the gradient of the site, and due to the existing boundary treatment along the southeast elevation (hedgerow) it is considered that no overbearing impact would occur over any of the neighbouring properties.
Some consideration should also be taken with regard to the adjacent site, which current is awaiting a decision (appeal) from the Minister for two dwellings. If permission is granted the proposed dwelling on the application site, would be located approximately 18 metres east of the gable end walls of one of the two proposed dwellings. Again, due to the proposal facing a gable end wall and not a front or rear elevations, it is considered to be acceptable.
Regarding the potential for loss of light, the proposed property 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.
An objector has commented on the loss of a view due to the proposal; 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 dwelling 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 form 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 design of the dwelling has a 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.
Access / Car parking provisions
The proposal provides two off road parking provisions for the dwelling, and provides a turning facility. 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 is acceptable and will not result in a sufficient impact upon road safety in the surrounding locality.
General amenity of proposed dwelling 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 dwelling would have a total of four bedrooms (3 double & 1 single) and provide a kitchen/dining room, study and a lounge area, all 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 again is generous for a dwelling within an urban area, the dwelling would have a garden area to the side of the northwest elevation and northeast elevation, both of which are of an acceptable standard and size for this dwelling. It is therefore considered that the proposals would comply with General Policy 2.
RECOMMENDATION 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.
PARTY STATUS 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 Nr 2 Towerside Court, Parsonage Road, Ramey
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:- Mr A Jessopp, Seacliffe, Old Castletown Road, Port Soderick Kdrsn 4 CFo &
Recommendation
Recommended Decision: Permitted Date of Recommendation: 23.06.2008 Conditions and Notes for Approval / Reasons and Notes for Refusal 23 June 2008 08/00089/REM Page 5 of 6
N : Notes attached to conditions R : Reasons for refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the dwelling as proposed in the submitted documents which are datestamped 18th January and 9th April 2008.
Two off street parking spaces must be provided for this development.
The roof(s) must be finished in dark natural slate.
Committee Meeting Date : 236768
Copyright in submitted documents remains with their authors. Request removal
