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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00540/B Applicant : Hartford Homes Limited Proposal : Erection of detached house with integral garage (incorporating amendments to PA16/00232/B) Site Address : Plot 124 Royal Park Ramsey Isle of Man

Principal Planner: Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 09.07.2018 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information:

This approval relates to the submitted documents and drawings reference numbers 03 and 04 all received on 21st May 2018.

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 SITE 1.1 The site is Plot 124 which is a parcel of undeveloped land (wider area currently being developed in parts) within part of field 131047 which is located to the south and west of Vollan Crescent and to the south of Ormly Hall within Ramsey. The site is accessed via the existing Royal Park estate road which runs along the entire eastern boundary of the site and provides access to Phase One of the Royal Park development which has been completed.

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1.2 The Royal Park estate road joins Vollan Crescent and is the only vehicular access in or out of the whole Royal Park development. The more recently completed Palm Winds development (five dwellings) also utilises the same estate road and junction onto Vollan Crescent as an access.

1.3 Field 131047 is currently characterised as agricultural fields which includes a variety of landscaping along all boundaries. The eastern boundary which current fronts onto the Royal Park estate roads comprises of a grass bank with gorse and hedging above.

2.0 PROPOSAL 2.1 The application seeks approval for the erection of detached house with integral garage (incorporating amendments to PA16/00232/B) to Plot 124 only, from a "Cambridge" house type to a "Langley" house type which is similar in design, form and appearance, albeit a slightly smaller footprint. All other plots remain unchanged.

3.0 PLANNING POLICIES 3.1 The application sites are within an area recognised as being an area of "Proposed Residential" under the Ramsey Local Plan. The site is not within a Conservation Area.

3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application:

3.3 General Policy 2 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:

(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."

3.4 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.

4.0 PLANNING HISTORY

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

4.2 Alteration of plots 55 and 60 from 'Halifax' to 'Berkley' house type, Royal Park Phase 2 - 17/00163/B - APPROVED

4.3 Erection of a residential development of 81 dwellings with associated hard and soft landscaping and on site infrastructure - 16/00232/B - APPROVED at Appeal

4.4 Proposed residential estate layout comprising of plots, roads and sewers for 111 mixed density dwellings with associated open space and landscaping - 04/02311/B - Fields 131161, 131047,134070, 131049 & 131085, Ormly Fields And Access Via Vollan Crescent, Ramsey - APPROVED AT APPEAL.

4.5 Proposed detailed house types for phase 1 of residential development comprising 46 plots - 04/02310/B - Phase One, Fields 131161, 131047 & 134070, Ormly Fields With Access Via Vollan Crescent, Ramsey - APPROVED AT APPEAL.

4.6 Elevational revisions to approved houses types- Phase 1 Ormly Fields, Royal Park off The Vollan, Ramsey - APPROVED

5.0 REPRESENTATIONS 5.1 The Ramsey Commissioners have not commented.

5.2 Department of Infrastructure Highways Services initially sought a deferral (received on 28.06.2018):- "The proposal is for a change of house type compared to the previous 16/00232/B planning permission for the proposed dwelling. The existing approval is for the Cambridge house type and the current application proposes the Langley house type which was not an approved house type for that planning consent. Both have similar living accommodation and an integral garage.

The applicant should submit scale floor plans of both house types to demonstrate that the proposed integral garage complies with the minimum single garage size of 3m x 6m with a 2.4m wide garage door in the 'Manual for Manx Roads' design guide to be counted as a parking space. Alternatively, these plans are needed to show that the proposed integral garage is no smaller than the integral garage already approved so there would be no detriment to site parking as a result of the proposals.

There would be no changes to the site access or driveway parking arrangements as a result of the proposed changes according to the 16/00232/B approved and currently proposed site plans (note that these plans have not been provided at the correct size/scale).

Highway Services request that the application is deferred to allow the applicant to consider the above."

5.3 Following additional information being provided Highway Services made the following comments (09.07.18): "It is not ideal for the proposed integral garage size to be smaller than the minimum dimensions proposed in the 'Manual for Manx Roads' (MfMR) design guide and the previously approved garage size for the different house type. However, the proposed driveway size of 6m wide and 5.9m in length would be the same as the previously approved application which is sufficient to accommodate 2 parked cars and a pedestrian path to the dwelling as specified in the MfMR. The driveway also complies with the parking standards in 'The Isle of Man Strategic Plan 2016' which requires 2 spaces for a dwelling. The development is therefore deemed acceptable and Highway Services does not oppose the application (DNO)."

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6.0 ASSESSMENT 6.1 The main considered is whether the proposals would be acceptable upon the visual amenities of the street scene, whether the proposals would impact upon neighbouring amenities and parking provision.

Impact upon the visual amenities of the street scene 6.2 The proposals would result in a slightly smaller dwelling and therefore the spaces between the neighbouring properties would be increased and therefore beneficial to the street scene. The design, form, siting and size of the new dwellings again would be acceptable forms of development. There would still remain a variety of styles of properties along the two respective street scenes and therefore the proposed changes would not have an impact upon the street scenes from this respect.

Impact upon neighbouring amenities 6.3 The dwellings being small and the siting in relation to the two neighbouring properties either side of the two dwellings would have no significant impact upon neighbouring amenities. It is considered the proposals would be beneficial.

Parking Provision 6.4 The applicants have confirmed that the driveway in front of the both house types (Cambridge & Langley) intended for 2 cars, has a minimum size of 6m wide by 5.9m in length which were approved sizes of a large number of plots through the recently approved estate (16/00232/B). The garage size would measure 2.45m x 5m which is smaller than the currently approved Cambridge house type which measures 2.7m x 5m. However, due to the space available on the driveway it is considered the proposal would comply with TP7.

7.0 CONCLUSION 7.1 Overall, for the reasons indicated with this report it is concluded the proposals complies with the relevant planning policies of the Isle of Man Strategic Plan and the Ramsey Local Plan and therefore it is recommended the application is approved.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 11.07.2018

Determining officer

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Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.