Planning Officer Report and Recommendation

Planning Report And Recommendations {{table:536622}} ### Considerations {{table:536620}} ### Written Representations ### Consultations {{table:536621}}

Officer's Report

Site

The site represents an undeveloped site which abuts Parsonage Road and Summerland.

Department Policies

The site has been zoned under the Isle of Man Development Plan Order 1982 as being within an area of 'predominately residential'; the site is neither within a Conservation Area nor within an area zoned as High Landscape Value or Costal Value and Scenic Significance. The properties along Summerland have been proposed for Registration.

• Isle of Man Strategic Plan 20th June 2007
• Ramsey Local Plan Order 1998

Planning History

The following previous planning applications are considered relevant in the assessment and determination of this application:

PA 08/00089/REM - Reserved matters application for the erection of a detached dwelling with integral garage - APPROVED at Appeal.

PA 07/02005/A - Approval in principle to erect a dwelling - Land Between 3 Summerland And Parsonage Road - APPROVED PA 07/01458/B - Erection of two dwellings - Land Fronting Parsonage Road - APPROVED at Appeal. PA 06/01545/A - Approval in principle for the erection of a single detached dwelling with on site garaging and parking, Garden 4 Summerland, Ramsey - APPROVED at Appeal.

PA 05/92418/A - Approval in principle for the erection of a pair of semi detached houses with on site garaging and parking - 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."

Proposal

The application seeks approval in principle to erect a detached dwelling.

Reprsentations

Ramsey Town Commissioners:- No Objection Highways Division has no objection subject to the following conditions:-

1. Off street parking must be complied with as laid down in the Isle of Man Strategic Plan.
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.

The Authority has received no private representations objecting to the application.

Assessment

Due to the location, zoning and the proposed development the following planning policies need consideration:-

Strategic

Policy 1: Development should make the best use of resources by:

• (a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials;
• (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and
• (c) being located so as to utilise existing and planned infrastructure, facilities and services. Strategic 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.

General

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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;

• (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality;

• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;

• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption.

Housing

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:

• (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14.

The submitted application does include an indicative plan which shows the siting of the proposed dwelling, a section of the dwelling which indicates a two storey property, as well as showing parking provisions and external amenity space (garden). As stated previously the site is within an area zoned as predominately residential use. Therefore the principle of a dwelling on the site is acceptable; however, consideration needs to be taken to ensure a dwelling could physical fit within the site, whilst providing adequate parking spaces and external amenity space.

As indicated previously within the planning history section of this report, a number of nearby sites have already benefited from planning approval for residential development. The most relevant for this application is the neighbouring site, located to the southwest of the site, which recently received approval in principle for a dwelling (07/02005/A). Again, as this application was approval in principle, the plans are only indicative, however, the plans do show a similar two/three storey dwelling being located, within a similar location as what has been indicated in the current application.

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.

A note should be included for the applicant to discuss any future reserved matters application prior to submission, to discuss the overall scheme.

Recommendation

Overall, for the reasons indicated and as the proposal compiles with the relevant planning policies it is recommend the application for an approval.

Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Ramsey Town Commissioners Highways Division

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 17.11.2008

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : 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 approval in principle to erect a detached dwelling as proposed in the submitted documents and drawing SM08/167/1 all received on 16th July 2008.

C 3. Off street parking must be complied with as laid down in the Isle of Man Strategic Plan. C 4. 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 .

N 1. The applicant is recommended to discuss any future reserved matters application prior to submission, to discuss the overall scheme.

I confirm that this decision accords with Government Circular No 32/07 (Delegation of Functions to Senior Planning Officer) and GC 33/07 for Advertisements.

Decision Made : Permitted Date : 12/11/08

Signed : Senior Planning Officer