8 August 2016 · Interim Director of Planning and Building Control (Jennifer Chance)
Field 131047, Vollan Crescent, Ramsey, Isle Of Man, IM8 3uf
Hartford Homes Ltd proposed erecting 81 dwellings (4 five-bedroom, 71 four-bedroom, and 6 two-bedroom bungalows) on 4.22 hectares of undeveloped agricultural fields adjacent to the existing Royal Park Phase 1 estate in Ramsey.
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The officer concluded the principle of residential development is acceptable as the site is mainly zoned 'Proposed Residential' in the Ramsey Local Plan and forms a sustainable urban extension to Rams…
Strategic Policy 1
Requires optimising use of sites, efficient development considering access/landscaping/open space/amenity, and utilising infrastructure. Officer assessed proposal complies as it efficiently uses designated residential land in Ramsey service centre with adequate parking/open space.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development in towns/villages or sustainable urban extensions. Site accepted as extension to Ramsey, concentrating northern housing need.
Environment Policy 42
New development must respect local character/identity, no inappropriate backland or removal of green spaces contributing to amenity. Proposal's design/layout/landscaping deemed to respect locality despite some green bank removal.
General Policy 2
Permits zoned development respecting site/surroundings in siting/layout/scale/design/landscaping, no adverse amenity/highway impacts. Tested against visual/neighbour/highway concerns; all found acceptable due to separations, precedent, no Highways objection.
Housing Policy 4
New housing in towns/villages or urban extensions. Site complies as zoned residential in Ramsey.
Housing Policy 5
Requires 25% affordable in 8+ dwelling sites (20 units here). 6 bungalows accepted via agreement due to no FTB demand but rental need, supported by DOI Housing.
Transport Policy 1
Locate near public transport. Site utilises existing estate access.
Transport Policy 4
Highways to accommodate development safely. Transport Statement and Highways confirm negligible impact.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Equal weight to pedestrians. Conditions ensure footways.
Transport Policy 7
Parking per standards. Provided 2-4 spaces/dwelling.
Recreation Policy 3
Requires amenity space per Appendix 6 (7,584sqm). 7,348sqm + commuted sum £2,528 accepted due to quality 'Village Green'/Amenity Area.
Ramsey Local Plan Policy R/R/P1: Re-Zoning to Open Space
Protects certain open spaces. Northern 'Amenity Area' complies as public open space.
Ramsey Local Plan Policy R/R/P2: Specific Area Development Briefs (Ormly Hall)
Requires scheme preserving open space, low density, school if needed, landscaping. Density (7.7/acre) accepted per appeal precedent despite 'low density only'; open space provided.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Parking and turning
Each dwelling hereby approved shall not be occupied until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the dwelling and shall remain free of obstruction for such use at all times.
Substation landscaping
No development shall take place until a further landscaping plan of soft landscaping works surrounding the substation have been submitted to and approved in writing by the Planning and Building Control Directorate and these works shall be carried out as approved. Details of the soft landscaping works include additional planting as well as existing landscaping being proposed along the southern boundary of the substation/parking area, especially in relation to the boundary with 1 Royal Park. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following the first occupation of each dwelling permitted. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
Amenity Area open space
The last dwelling of the development hereby approved shall not be occupied until the areas of public open space referred as "Amenity Area" shown on drawing 01 REV E have been turfed with grass, including the footpaths and landscaped as proposed and all made available for recreational use. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Village Green open space
Once the fiftieth dwelling of the development hereby approved is occupied the area of public open space referred as "Village Green" and the area of public open space to the east all shown on drawing 01 REV E & 02 REV C are required to have been turfed with grass, including the footpaths, landscaped, seating, feature stone walls as proposed and all made available for recreational use. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Road and footway construction
Prior to the occupation of any dwelling the road and footway/footpath between the highway and dwelling shall be constructed to at least base course level.
General landscaping
All planting, seeding or turfing not included within the areas of public open space (mentioned within Conditions 4 & 5) comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
No objection subject to conditions on parking/manoeuvring and road/footway construction prior to occupation
Supports 6 bungalows as freehold affordable rental units to address local need, given no qualified FTB buyers but high rental demand
Department of Infrastructure Housing Division supports provision of affordable housing (initially requesting 20 units, later endorsing 6 rental units); Ramsey Town Commissioners object due to insufficient affordable housing and inadequate parking; DOI Highways Division does not oppose subject to conditions.
Key concern: provision of only 6 affordable bungalows falls far short of calculated requirement of 20-21 units
Department of Infrastructure Housing Division
Conditional No ObjectionCurrent data drawn from Housing Division records for the Northern Parishes area (including Ramsey) indicates that there are 19 persons on the first-time buyer register.; there are currently 107 persons on the general affordable homes for rent waiting list in the Northern area.; the Department sees this possibility for a housing authority to acquire 6 freehold affordable homes for rent on this site as a positive opportunity
Conditions requested: applicant to enter into a Section 13 Agreement with the Department to provide affordable housing, based upon the usual calculation, of 20 units (81 x 25% rounded to 20 units)
Department of Infrastructure Housing Division
Supportthe Waiting List for general affordable homes for rent in the Northern Area is 107.; supports the proposed inclusion of the 6 units, thus ensuring ongoing delivery of affordable housing for rent.
Ramsey Town Commissioners
Objectionthe Ramsey Town Commissioners consider that the provision of 6 no. bungalows fall far short of the calculated requirement for 20 or 21 units which should be provided.; the layout does not make provision for additional residents or visitor parking which will inevitably be the case as the majority of the properties proposed are 4 or 5 bedroomed units.
Department of Infrastructure Highways Division
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 08/03/2016
Conditions requested: Prior to the occupation of any dwelling the garage, car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.; Prior to the occupation of any dwelling the road and footway/footpath between the highway and dwelling shall be constructed to at least base course level.
The original application for 81 dwellings on previously approved Phase 2 land was approved by the Planning Committee despite objections. Multiple third-party appeals challenged the increase from 65 to 81 dwellings, density exceeding 'low density' per RLP, highway safety, loss of amenity for Phase 1 residents, and especially the electricity sub-station (ESS) near existing homes citing health risks from EMFs. The inspector conducted a public inquiry and site visits, finding density on the limit of low but acceptable given layout improvements, affordable housing via bungalow transfer to RTC preferable to standard requirement, no highway safety issues per DOIHS and TS, minimal residential amenity impacts, and no proven health risks from ESS per ICNIRP guidelines. The inspector recommended dismissing appeals and upholding approval with an added condition for ESS details/location. The Minister concurred on 24 January 2017.
Precedent Value
Demonstrates flexibility on AH via transfers when demand low; density assessed contextually not arithmetically if no harm; ESS standard with conditions even near homes; third-party appeals rarely overturn approvals without strong evidence.
Inspector: Anthony J Wharton BArch RIBA RIAS MRTPI
