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15/01064/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/01064/B Applicant : Shearwater Ltd Proposal : Erection of nine detached dwellings with associated landscaping and access Site Address : Site Of Former Grand Island Hotel Bride Road Ramsey Isle of Man IM8 3UN
Case Officer : Mr Chris Balmer Photo Taken : 29.09.2015 Site Visit : 29.09.2015 Expected Decision Level : Officer Delegation
Officer’s Report
THIS APPLICATION IS RECOMMENDED TO BE CONSIDERED BY THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE
1.0 THE SITE 1.1 The application site is the curtilage of the former Grand Island Hotel which is accessed from Bride Road, Ramsey. The former hotel has been demolished and the site cleared. The site extends to approximately 3.7 acres.
1.2 The site sits in a commanding position overlooking Ramsey Bay. Vollan Crescent runs along the southern boundary of the site before turning southwards. From the corner of Vollan Crescent and the Promenade there is a clear view of the site which rises in a series of terraces with steps through the middle before flattening out to a plateau towards Bride Road. From Bride Road the site is also clearly visible having a backdrop of mature trees. On the other side of Bride Road, directly opposite the site are Vollan Farm and The Coach House. A further very prominent view of the site is also achieved from the area around the junction of Vollan Crescent and Bride Road which has clear views.
2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of nine detached dwellings with associated landscaping and access.
2.2 The application proposes three types of dwelling, referred to as house types A, B & C, albeit house types B & C have two variations. All are two storey and all propose integral garaging for two or three vehicles. All dwellings would be finished with a mixture of render, clay ridge tiles, Manx stone plinths and natural slate roofs. Windows, doors, fascias, soffits and barge boards would all be timber in construction. The design and finishes have an 'Arts and Crafts' appearance.
2.3 Housing type A, excluding the garage, would have a maximum depth of 13.5 metres, a maximum width of 12.5 metres and a ridge height of 10.5 metres. There are two dwellings of this house type, both are located to the eastern section of the site, approximately where the original Grand Hotel stood, at the top of the terraced gardens. Housing type B, excluding the garage, would have a maximum depth of 15.5 metres, a maximum width of 11.7 metres and a ridge height of 10.8 metres. There are three of this house type, all located along the southern boundary of the site, running above and parallel with the Vollan Crescent to the south. Housing type C, excluding the
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garage, would have a maximum depth of 15.5 metres, a maximum width of 10.3 metres and a ridge height of 10.2 metres.
2.4 The dwellings would be accessed via the existing entrance, which fronts on Bride Road, which would be widened and altered,.
2.5 The open terraced area which is located to the eastern side of the site, which leads down to the bay, would be retained, although the upper section would form the rear garden of two of the proposed dwellings which would be demarked by landscaping. The existing footpath and Manx Palms of the former Grand Hotel would be removed.
2.6 The boundary treatment between plots would be demarked via 2 metre high post and panels fencing.
2.7 It should be noted that the original scheme proposed 11 dwellings on the site, but concerns were raised regarding the layout and design of the dwellings. Consequently following a number of discussions, the current scheme was submitted as an amendment.
3.0 DEVELOPMENT PLAN POLICIES 3.1 The Ramsey Local Plan designates the application site as being Predominantly Tourism and Leisure. The site is not within a Conservation Area. The Grand Island Hotel building was considered for possible registration, however, it was concluded that the building was not worthy due to more contemporary extensions and a number of internal and external features being removed in the past.
3.2 Strategic Policy 1 states: "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."
3.3 Strategic Policy 2 states: "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."
3.4 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies."
3.5 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;
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(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."
3.6 Housing Policy 1 states: "The housing needs of the Island will be met by making provision for sufficient development opportunities to enable 6000 additional dwellings (net of demolitions), and including those created by conversion, to be built over the Plan period 2001 to 2016."
3.7 Housing Policy 4 states: "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."
3.8 Housing Policy 5 states: "In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that 25% of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more."
3.9 Environment Policy 42 states: "New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans."
4.0 PLANNING HISTORY 4.1 The following previous planning applications relating to this site are judged to be the most relevant:
4.2 14/00743/B - Variation of conditions 1 and 7 of approved residential development of thirty five apartments (PA 12/01041/B) to amend period of consent condition and phase access and parking arrangements. Approved
4.2 12/01041/B - Erection of a development of 35 apartments arranged in five blocks with underground parking, roads, landscaping, gatehouse and electricity sub station. Approved.
4.3 10/01269/A - Approval in principle to demolish existing hotel and creation of 68 apartments contained in three buildings, car parking and landscaping and creation of a new vehicular access. Approved. This application was the subject of a note which states: "Given the 'Landmark Status' and prominent position of the Grand Island Hotel, the Planning Authority will be seeking any replacement building/s to be of 'Landmark Status' design, finished to a high standard. The standard must also be implemented to all publicly visible elevations of the new building/s."
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4.4 09/01400/B - Construction of a 30 bed hotel development with a retail unit and 45 cover restaurant & bar with associated parking provision, land bounded by Park Road, Premier Road and Mooragh Promenade. Approved.
4.5 07/01789/A - Approval in principle to demolish existing hotel and creation of 68 apartments contained in three buildings, car parking and landscaping. Approved.
5.0 REPRESENTATIONS 5.1 Ramsey Town Commissioners initially objected to this application for the following reasons (received on 11.11.2015): "The Applicant has stated with their Design Statement that the proposal provide a landmark development on a prominent site. It is the Commissioners view that the proposals as submitted do not reflect the high quality of design which was a prominent feature of the Grand Island Hotel and therefore they do not consider the proposal to be a landmark development."
Furthermore they also state: "It is considered that such a prominent site in an elevated position within the Town should be marked by a number of significant buildings which reflect a high quality of design."
Following the reduction in the number and re-design of the dwellings Ramsey Town Commissioners no longer have an objection (received on 23.05.16).
5.2 The Highways Services of the Department of Infrastructure do not oppose subject to the following conditions (received on 01.10.2015): "1. Prior to any construction the access shown on drawing no WJ_098-0010 rev a dated 27/08/2015 shall be constructed and the visibility splays shall remain unobstructed thereafter.
Reason: In the interest of highway safety
Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
Reason: To ensure adequate pedestrian and vehicular access to each dwelling in the interest of highway safety."
5.3 Manx National Heritage comment that following pre-planning consultations they are pleased to note that the applicant has taken into account MNH comments relating to style and finishing and that the house designs now incorporate more local materials to suit the prominent location (received on 16.10.2015).
5.4 The Housing Division comment that any approval should be subject to the developer entering into a Section 13 Agreement for the provision of 25% affordable housing. They also indicate that in the next 11 years there will be a steady need for new affordable housing in the Ramsey area. Although demand for first time buyer housing is currently satisfied by other development, Ramsey Commissioners and Ramsey Northern District Housing Committee have waiting lists of 116 for general housing and 120 for sheltered housing respectively (received on 07.10.2015).
5.5 The Forestry, Amenity and Lands Directorate - DEFA make the following comments:
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1. "The tree survey that has been conducted does a good job of identifying the above and below ground constraints imposed by the trees. However, the tree constraints plan needs to overlay the site plan so that it's possible to see where the constraints are going to be an issue. 2. It's not clear from the site plan which trees are existing specimens and which are new plantings. A schedule of exactly what will be retained and what will be removed needs to submitted. 3. Having decided that some existing trees are worth retaining, the applicant needs to show how these trees will be protected. A tree protection plan (BS5837), superimposed on a layout plan, should be submitted with this application which: I. Clearly indicates the precise location of the protective barriers that will be erected to form an exclusion zone around the retained trees II. Gives a specification for protective barriers which meets BS5837 III. Clearly highlights any areas where construction activity cannot/will not be excluded from root protection areas ('RPAs') IV. In the placement of protective barriers, it is important to consider the 'buildability' issues e.g.: i. Access ii. Contractors parking iii. Space needed for excavations and construction work iv. Working space for cranes, plant & scaffolding v. Space for site huts, temporary toilets etc. vi. Space for storage 4. If there are areas where construction activity will occur inside RPA's (3. III.) then an arboricultural method statement will be required which demonstrates how these operations can be undertaken with minimal risk of adverse impact on the trees. See BS5837, section 6 for further detail. 5. Controls should be put in place to ensure that all protective measures are properly implemented. E.g. an auditable system of arboricultural site monitoring. 6. As the attached photos demonstrate, group 'G11' and woodland group 'W17' identified in the tree survey are important in the local landscape and have a relatively high amenity value. Post construction, this development is likely to lead to increase pressure for tree work to take place which would otherwise not be necessary. Concerns about safety, risk to property, shading and nuisance from seasonal debris are likely to be issues which would lead to major pruning operations (crown reductions, crown lifting, crown thinning) or applications for removal. To be better able to regulate this, I would like to see these areas registered under the Tree Preservation Act if planning approval is granted."
Further to these comments the additional points where made (received on 15.11.2015): "In general I do not have concerns about the principal of this land being used for housing. I would not object to the removal of trees T12, T13 and G21.
However, I object to this specific proposal for the following reasons:
Since my email on 6th October, as requested, I have been supplied with a draft plan which shows the indicative canopy spreads and RPA's of the existing trees. Although the other information that was requested (a schedule of works, tree protection plan etc.) has not yet been provided this alone gives a fairly good indication of the significant constraints on this site.
This plan shows that the footprint of 3 plots encroach on the root protection areas of trees along the Bride Road and Vollan Crescent. It is unlikely that these houses could be built without causing damage to the roots of these trees. No information has been provided to suggest otherwise. 2) This plan also shows that many of the plots are very close to these existing mature trees. Post construction, this development is likely to lead to increased pressure for tree work to take place which would otherwise not be necessary. Concerns about safety, risk to property, shading and nuisance from seasonal debris are likely to be issues which would lead to major pruning operations (crown reductions, crown lifting, crown thinning) or applications for removal. This would have an impact on the visual amenity benefits that the trees deliver to the local area.
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A suggested amendment for the future consideration of this site would be to reduce the number of houses and increase the distance of any individual house from the existing mature trees."
6.0 ASSESSMENT 6.1 It is considered the principle material planning matters which need to be considered are: o Principle of residential development on this site; o Potential impact upon the visual amenities of the area and the design and layout of the dwellings; o Potential impacts upon the existing trees within the site; o Potential impact upon Highway Safety/parking provisions; o Potential impact upon neighbouring amenities; and o Affordable housing provision.
PRINCIPLE OF RESIDENTIAL DEVELOPMENT ON THIS SITE 6.2 As identified within the history section of this report, the site has benefited from a number of applications for residential development rather than development in connection with the current land use designation of 'Predominantly Tourism and Leisure'. The use of the site for residential development is more complicated than most, due to the legal agreements which sought to ensure that a replacement hotel was provided elsewhere in Ramsey (Park Hotel -Mooragh Promenade) in response to the loss of the Grand Island Hotel. This has now been undertaken.
6.3 In summary, approval was granted in principle for residential development in the form of 68 and 35 apartments to take place on the site and therefore again it is considered the principle of residential development is accepted. However, this is not an automatic reason to approve the current development; there are other material considerations to be taken into account in order to determine whether the proposed development is acceptable.
POTENTIAL IMPACT UPON THE VISUAL AMENITIES OF THE AREA AND THE DESIGN AND LAYOUT OF THE DWELLINGS 6.4 This is potentially the key issue with the proposed development and an issue which currently causes significant concerns.
6.5 It is perhaps important to note the Planning Directorate's assessment of the application for approval in principle to demolish existing hotel and creation of 68 apartments contained in three buildings (10/01269/A). The reporting officer for this application stated: "It is perhaps important to note at this stage, that any future planning application/s for the re- development of the site, the Planning Authority will require a building of 'Landmark Status' given the demolition of the Grand Island Hotel, which certainly, albeit to a lesser extent in recent times, still has a 'Landmark Status' and very prominent location.
It should also be indicated that given the proposed current layout of the three residential blocks, all of which will be apparent from public views, the Planning Authority will also be seeking a high quality design with high quality finishes to all public visible elevations."
6.6 A note was attached to the approval notice which highlighted these points and the 'Landmark' quality of the site and the Planning Directorate is once again seeking a development of a landmark quality.
6.7 For information, when consideration and approval was given for the erection of a development of 35 apartments arranged in five blocks (12/01041/B), the planning officer's report stated the following in relation to the development: "The proposal has been the subject of pre-application advice at which point the case officer raised some concerns regarding the design of the scheme. It was considered that the design should be more innovative and striking in order to achieve an iconic form of development. It was also judged that a hierarchy of buildings, with the largest being positioned over the footprint of the original
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Grand Island Hotel, would have been a more fitting approach. A landmark building could be said to be one that is outstanding aesthetically and due to its design is a prominent identifying feature of a landscape. The approach to have all the buildings the same can only provide for homogeny which dilutes the design quality of the scheme. In essence, a building cannot be unique if a copy of it sits adjacent to it.
Whilst the disappointment regarding the scheme has been expressed clearly above; design is a subjective matter. The applicant has stressed the quality of materials to be used and clearly thought has gone into the overall symmetry of the buildings, the fenestration and details such as balconies. In itself the design is of a high standard, such that a refusal would be difficult to sustain. It is whether Members feel it meets the requirements of its context that is the key issue.
The development would have a certain stature, brought about by its scale and architectural detail. Two blocks would sit side by side over the footprint of the original hotel and this would go some way in re-establishing the form and impact of that building. The scheme would be inoffensive and incorporates a clear design language throughout."
6.8 This current housing estate scheme proposes 9 dwellings within the site, two dwellings of same design and size, Housing type A, positioned on the footprint of the former Grand Island Hotel. The remaining dwellings would be angled along the northern, southern and western boundaries of the site.
6.9 As mentioned previously the site is a very prominent location with significant views in all directions and the Planning Directorate and the Ramsey Commissioners seek a 'Landmark development' on this site.
6.10 When viewing the site from the north of the site, views are achieved from the Bride Road, across the neighbouring field, which would have clear views of all of the northern and part of the western elevations of the four dwellings located along the northern boundary of the site.
6.11 The eastern views of the site are mainly from the Promenade which is located below the ground level of the majority of the application site, where dwellings are sited, and views from the Promenade would be looking up towards the proposed developments. There are two dwellings, housing type A, which face in an easterly direction and a third dwelling, Housing type B2, faces in a southern direction, and is setback from the two houses, Type A, and is therefore not the prominent feature from this view. Accordingly, when viewing the development from the east, views would mainly be achieved of the eastern elevations of the two dwellings which directly face in this direction and the north-east and southeast elevation of the third dwelling would be apparent. The two Type A dwellings are substantial in size and mass and their design is pleasant and attractive.
6.12 Views of the dwellings along the southern boundary would be restricted, given the number of substantial mature trees which run along the entire southern boundary of the site which also runs immediately adjacent to the Vollan Crescent road. It should also be noted that the ground level of the application site is set above that of Vollan Crescent. Due to these factors the southern elevations (rear) of the three to four dwellings, Housing Type B1, B2 & C1, along the southern boundary would be screened, especially during spring/summer periods when leaves are on the trees; however, views would be achieved during autumn/winter periods. As indicated there are a total of four dwellings which run along this boundary, which would be apparent during certain times of the year. The designs of the rear elevations of three of these properties are different and therefore add interest to the street scene.
6.13 The views of the site from the west of the site; when travelling along the Bride Road immediately adjacent to the western boundary of the site, are characterised by mature trees and mature hedgerows which currently gives a natural tunnelling affect when entering or exiting Ramsey. A new substation has recently been constructed, in connection with PA12/01041/B, to the north-western corner of the site. From this view it is proposed that the majority of the roadside
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trees are to be retained. There is the potential for additional planting of trees along this boundary via condition being attached to any approval. Views of the dwellings, House Type C1, to the western side of the site would be apparent, especially the western gable elevation of the north- westerly most dwelling on the site, being between 6m and 8m to the highway and the westerly most dwelling front elevation being between 8m and 11.5m from the highway. The original scheme which was submitted, raised significant concerns as the dwellings were substantially closer to the highway (2m) and the design/size of the dwellings would have adversely affected this part of the street scene. The new proposals have retained a greater gap between the dwellings and the highway, but also the two houses, Types C1, are of a greater architectural standard and detailing, including a projecting two storey corner aspect which adds interest to the properties and the street scene.
6.14 A further key view is to the south-west, from the junction of the Bride Road and Vollan Crescent, which is currently a clear and open view across the site. Previously views from this location again where clear and open in aspect, but had views of the Grand Island Hotel in the distance. The rear elevation of the western most dwelling, C1, would be the most apparent elevation, although it is set 20 metres from the highway. Again the original scheme raised significant concerns due to the close proximity to the boundary of the proposed dwelling on this plot and the design of the dwelling being consider to be substantial in mass, unattractive and bland and therefore would have had significant adverse impacts upon the visual amenities of the area. However, again the applicant addressed the concerns of the Planning Directorate and made improvements in a similar line as indicated in paragraph 6.13 above. The result will still ensure a degree of openness over the site and the dwellings which are apparent would be of a design, size and mass appropriate for the site and street scene.
6.15 Overall, the proposed scheme would result in attractive properties, which have interest and character and arguable on most housing development sites there would be no concern with the approach taken. However, there is a high level of expectation on this site, given the Department has always sought a high quality development, which gives the impression and appearance that the site is of a landmark quality. As indicated in paragraph 6.7, the previous apartment scheme raised this same issue, that whilst it was considered that the design was of a high standard it was felt the design should be more innovative and striking in order to achieve an iconic form of development. The same could be said about the current scheme also, albeit the proposal with nine individual buildings, rather than five large five storey apartment blocks, could be argued to give more architectural interest to the site, given the apartment blocks where identical in design, size and finish. Overall, design is a subjective matter; however, given the finishes proposed are of a high quality, the 'Arts and Crafts' appearance of the design, and the variation of the house types on a relatively small housing sites, it is considered that the proposals would bring a quality and interest to the site and surrounding area and be an appropriate form of development.
POTENTIAL IMPACTS UPON THE EXISTING TREES WITHIN THE SITE 6.16 Firstly, the proposed development does include a full Tree Survey Report undertaken by a qualified person. This survey identifies the category of the trees within the site, the majority located along the southern and western boundaries. The scheme does not propose the removal any of the trees along the southern boundary of the site which are all regarded as 'Category A' trees, highest quality. However, it is noted one of the dwellings would be within or close to the root system of one of these trees and therefore the potential for damage and/or request for its removal due to safety/loss of light concerns from future occupants is higher. It is noted the previous apartment scheme included the removal of one tree along this boundary. Overall, should the tree be removed, it would not significantly affect the visual amenities of the area, given there would still be a substantial group of trees along this boundary. Furthermore, there is the scope for additional tree planting along this boundary which could be requested via a condition.
6.17 Some category B & C trees would be removed along the western boundary to increase the existing entrance of the site, but again the category A trees along this boundary would be retained and be unaffected by the development.
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6.18 Should the application be approved a condition should be attached for tree protection methods and an arboricultural method statement as outlined in paragraph 5.5 of this report.
6.19 In conclusion, with the relevant tree protection measures in place it is considered the proposed scheme could be implemented without impact upon the majority of trees within the site.
POTENTIAL IMPACT UPON HIGHWAY SAFETY/PARKING PROVISIONS 6.20 All the properties would have at least two off road parking spaces and the existing access would be improved. Highway Services have considered the scheme and have raised no objections to these proposals or in terms of traffic generated by the development.
6.21 Accordingly, the application complies with Transport Policies and the parking standards of the IOMSP.
POTENTIAL IMPACT UPON NEIGHBOURING AMENITIES 6.22 The site is set a sufficient distance from adjacent properties to prevent undue harm from arising. The relationship between the proposed buildings and adjacent properties would not be dissimilar to that which existed when the Grand Island occupied the site. It is judged that the amenity of nearby properties would be adequately protected by this proposal.
AFFORDABLE HOUSING 6.23 As indicated by Housing Policy 5 the Department will normally require that 25% of provision should be made up of affordable housing when developments are of 8 dwellings or more. On this basis a total of 2.2 affordable units would generally be required. Given the size of the properties and their location, it is considered appropriate that a Section 13 Legal Agreement will need to be agreed for a commuted sum payment rather than on site provision.
OTHER MATTERS 6.24 There is some concern relating to the 2 metre high timber fencing boundary treatment proposed between some of the proposed dwellings. Accordingly, a condition requiring a landscaping plan should be attached to any approval, which should consider the boundary treatment further.
7.0 RECOMMENDATION 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Ramsey Local Plan and is therefore recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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) The Highways Services of the Department of Infrastructure; and (e) The local authority in whose district the land the subject of the application is situated.
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word
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'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
8.2 In line with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:
Manx National Heritage Department of Infrastructure - The Housing Directorate
Recommendation
Recommended Decision:
Approve subject to Legal Agreement Date of Recommendation: 11.07.2016
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.
C 2. Prior to the occupation of any dwelling 2 car parking spaces associated with that dwelling shall be provided and retained free from obstruction thereafter.
Reason: To ensure that the car parking standards are met in the interests of highway safety.
C 3. Prior to any works on site the widening of the existing entrance onto Bridge Road must be set out and thereafter maintained in accordance with drawing no 15022-109 A date stamped the 11th May 2016.
Reason: In the interests of highway safety.
C 4. Prior to the occupation of each dwelling the road between Bride Road and the dwelling and the car parking for the dwelling shall be constructed to at least base course level.
Reason: To ensure that the dwellings and parking spaces are accessible in the interests of highway and pedestrian safety.
C 5. No development shall take place until full details of both hard and soft landscaping works 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 hard landscaping works include footpaths, hard surfacing materials and fencing (fencing as shown on drawing 15022-109 A is not considered acceptable). The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of each dwelling hereby permitted. Details of the soft landscaping works should also include details of landscaping along the entire eastern and western boundaries of the site. 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 or must
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be carried out in the first planting and seeding seasons following the completion of the development, whichever is the sooner. 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.
Reason: To ensure the provision of an appropriate landscape setting to the development.
C 6. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
C 7. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no garages or other free standing buildings shall be erected within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
C 8. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of any dwelling house forward of any wall of that dwelling house which fronts onto a highway, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
C 9. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no garden sheds or summerhouses shall be erected or placed within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
C 10. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no greenhouses or polytunnels shall be erected or placed within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
C 11. No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Reason: In the interests of the character and appearance of the site and surrounding area.
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C 12. Prior to the commencement of any excavation or building works on site an updated arboricultural report should be submitted to and approved in writing by the Planning and Building Control Directorate. The arboricultural report should address each of the following points: a. Tree Removal - The arboricultural report should contain a site plan overlaid with the position of all the trees on site and the indicative crown spread for each tree or group of trees. Trees to be removed and trees to pruned should be clearly identifiable. b. Tree Constraints - The arboricultural report should contain a tree constraints plan in accordance with BS5837:2012, Section 5.2. c. Tree Protection - The arboricultural report should contain a tree protection plan in accordance with BS5837:2012, Section 5.5. d. Tree Planting - The arboricultural report should contain a tree planting plan in accordance with BS8545:2014.
Reason: To safeguard existing trees, maintain tree cover in the area and enhance the landscape
C 13. No retained tree shall be cut down, uprooted, destroyed, pruned cut or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation of the building for its permitted use, other than in accordance with the approved plans and particulars or as may be permitted by prior approval in writing from the Planning and Building Control Directorate.
Reason: To safeguard existing trees to be retained
C 14. Prior to the commencement of any excavation or building works on site an Arboricultural Method Statement for any construction activity which is to take place within the Root Protection Area of a tree (or trees) to be retained shall be submitted to and approved in writing by the Planning and Building Control Directorate. The Arboricultural Method Statement shall be written in accordance with section 6.1 of BS5837:2012. The Arboricultural Method Statement shall be adhered to in full, and be subject to pre-arranged supervision by a suitably qualified and pre-appointed tree specialist. This condition may only be fully discharged on completion of the development subject to satisfactory written evidence of contemporaneous supervision and monitoring of the tree protection throughout construction by a suitably qualified and pre-appointed tree specialist
Reason: To safeguard existing trees to be retained.
C 15. No development shall take place until full details of how the lower eastern part of the site is to be landscaped, made available as open space and maintained as such in perpetuity. The scheme shall be submitted to and approved in writing by the Planning and Building Control Directorate and these works shall be carried out as approved.
Reason: To ensure the provision of an appropriate landscape setting to the development.
N 1. This approval is subject to a legal agreement.
This approval relates to drawings reference numbers 01, WJ_098-0011b, 15022-105 A, 15022-106 A, 15022-107 A, 15022-108 A, 15022-109 A, 15022-110 A, 15022-111 A, 15022-112 A, 15022-113 A, 15022-114 A, 15022-115 A, 15022-116 A, 15022-117 A, 15022-118, 15022-119, 15022-120, 15022-121, 15022-122, 15022-123, 15022-124, 15022-125, 15022-126, 15022-127, 15022-128, 15022-129, 15022-130, 15022-131, 15022-132, 15022-133, 15022-134, 15022-135, 15022-136, 15022-137, 15022-138, 15022-139, 15022-140, 15022-141, 15022-142, 15022-143, 15022-144, 15022-145, 15022-146, 15022-147 A, 15022-148, and 15022-149 received on 14th September 2015, 11th May 2016 and 14th July 2016.
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PLANNING COMMITTEE MEETING 12.12.2016
Application No. :
15/01064/B Applicant : Shearwater Ltd Proposal : Erection of nine detached dwellings with associated landscaping and access Site Address : Site of former Grand Island Hotel Bride Road Ramsey Isle of Man IM8 3UN
Presenting Officer : Mr Chris Balmer
Addendum to the Officer’s Report
1.0 INTRODUCTION
1.1 The above application at Planning Committee on 18th July 2016 was approved subject to a number of conditions and a legal agreement to secure commuted sum payment in lieu of on-site provision of affordable housing. The legal agreement has been engrossed and is currently being circulated for signing by all parties and as such the Decision Notice is pending issue. 1.2 In the Planning Officer's report, draft condition C5 states; "No development shall take place until full details of both hard and soft landscaping works 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 hard landscaping works include footpaths, hard surfacing materials and fencing (fencing as shown on drawing 15022-109 A is not considered acceptable). The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of each dwelling hereby permitted. Details of the soft landscaping works should also include details of landscaping along the entire eastern and western boundaries of the site. 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 or must be carried out in the first planting and seeding seasons following the completion of the development, whichever is the sooner. 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. Reason: To ensure the provision of an appropriate landscape setting to the development." 2.0 PROPOSED CHANGE 2.1 The applicants/agents have communicated with the Department that they would like to split the condition so that full details of hard landscaping are to be submitted and approved prior to commencement of development and full details of the soft landscaping are to be submitted and approved prior to commencement of construction of the first dwelling. The implementation of said details is remain the same.
2.2 This report deals solely with implementation and delivery of information required by proposed C5 and does not affect any other element of the application.
3.0 ASSESSMENT 3.1This condition was initially recommended as the case officer to address deficiencies in the submitted information and that some of the details shown were not considered acceptable. It is not considered that the separation of the two landscaping types would comprise the development.
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4.0 RECOMMENDATION 4.1 It is recommended that Condition 5 be split, with a new Condition 6, this would have the effect that all conditions after the current C5 would be +1, i.e. C6 would become C7 and so on.
Proposed C5 - Hard Landscaping Only No development shall be commenced on site until a hard landscape scheme has been first submitted to and approved in writing by the Department. Details of hard landscaping works include footpaths, hard surfacing materials and fencing (fencing as shown on drawing 15022-109 A is not considered acceptable) and a programme of implementation. All hard landscaping works shall be carried out in accordance with the approved details. The hard landscaping works shall be completed in full accordance with the approved details prior to the occupation of last dwelling. Reason: In the interests of the appearance of the development and the surrounding area.
Proposed C6 - Soft Landscaping Only Prior to commencement of the first dwelling hereby permitted, a scheme for soft landscaping shall have been submitted to and approved in writing by the Department. The scheme shall include the following: a. details of all proposed planting along the entire eastern and western boundaries, including numbers and species of plant, and details of size and planting method of any trees; b. details of any soft boundary treatments; c. details of all proposed planting, including numbers and species of plant, and details of size and planting method of any trees. All soft landscaping shall be completed in accordance with the approved scheme prior to first occupation of the development. All planting, seeding or turfing comprised in the approved scheme of landscaping shall be carried out in the first planting and seeding seasons following the first occupation of the building or the completion of the development, whichever is the sooner; and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. Reason: To ensure the provision of an appropriate landscape setting to the development. 4.2 All other matters relating the application and its assessment remain the same as per the Officers Report dated 11.07.16 and reported to the Planning Committee 18.07.16.
Conditions of Approval
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.
C 2. Prior to the occupation of any dwelling 2 car parking spaces associated with that dwelling shall be provided and retained free from obstruction thereafter.
Reason: To ensure that the car parking standards are met in the interests of highway safety.
C 3. Prior to any works on site the widening of the existing entrance onto Bridge Road must be set out and thereafter maintained in accordance with drawing no 15022-109 A date stamped the 11th May 2016.
Reason: In the interests of highway safety.
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C 4. Prior to the occupation of each dwelling the road between Bride Road and the dwelling and the car parking for the dwelling shall be constructed to at least base course level.
Reason: To ensure that the dwellings and parking spaces are accessible in the interests of highway and pedestrian safety.
C 5. No development shall be commenced on site until a hard landscape scheme has been first submitted to and approved in writing by the Department. Details of hard landscaping works include footpaths, hard surfacing materials and fencing (fencing as shown on drawing 15022-109 A is not considered acceptable) and a programme of implementation. All hard landscaping works shall be carried out in accordance with the approved details. The hard landscaping works shall be completed in full accordance with the approved details prior to the occupation of last dwelling.
Reason: In the interests of the appearance of the development and the surrounding area.
C 6. Prior to commencement of the first dwelling hereby permitted, a scheme for soft landscaping shall have been submitted to and approved in writing by the Department. The scheme shall include the following: a. details of all proposed planting along the entire eastern and western boundaries, including numbers and species of plant, and details of size and planting method of any trees; b. details of any soft boundary treatments; c. details of all proposed planting, including numbers and species of plant, and details of size and planting method of any trees. All soft landscaping shall be completed in accordance with the approved scheme prior to first occupation of the development. All planting, seeding or turfing comprised in the approved scheme of landscaping shall be carried out in the first planting and seeding seasons following the first occupation of the building or the completion of the development, whichever is the sooner; and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
Reason: To ensure the provision of an appropriate landscape setting to the development.
C 7. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
C 8. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no garages or other free standing buildings shall be erected within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
C 9. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of any dwelling house forward of any wall of that dwelling house which fronts onto a highway, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
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C 10. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no garden sheds or summerhouses shall be erected or placed within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
C 11. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no greenhouses or polytunnels shall be erected or placed within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
C 12.
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Reason: In the interests of the character and appearance of the site and surrounding area.
C 13. Prior to the commencement of any excavation or building works on site an updated arboricultural report should be submitted to and approved in writing by the Planning and Building Control Directorate. The arboricultural report should address each of the following points: a. Tree Removal - The arboricultural report should contain a site plan overlaid with the position of all the trees on site and the indicative crown spread for each tree or group of trees. Trees to be removed and trees to pruned should be clearly identifiable. b. Tree Constraints - The arboricultural report should contain a tree constraints plan in accordance with BS5837:2012, Section 5.2. c. Tree Protection - The arboricultural report should contain a tree protection plan in accordance with BS5837:2012, Section 5.5. d. Tree Planting - The arboricultural report should contain a tree planting plan in accordance with BS8545:2014.
Reason: To safeguard existing trees, maintain tree cover in the area and enhance the landscape
C 14. No retained tree shall be cut down, uprooted, destroyed, pruned cut or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation of the building for its permitted use, other than in accordance with the approved plans and particulars or as may be permitted by prior approval in writing from the Planning and Building Control Directorate.
Reason: To safeguard existing trees to be retained
C 15. Prior to the commencement of any excavation or building works on site an Arboricultural Method Statement for any construction activity which is to take place within the Root Protection Area of a tree (or trees) to be retained shall be submitted to and approved in writing by the Planning and Building Control Directorate. The Arboricultural Method Statement shall be written in accordance with section 6.1 of BS5837:2012. The Arboricultural Method Statement shall be adhered to in full, and be subject to pre-arranged supervision by a suitably qualified and pre-appointed tree specialist. This condition may only be fully discharged on completion of the development subject to
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satisfactory written evidence of contemporaneous supervision and monitoring of the tree protection throughout construction by a suitably qualified and pre-appointed tree specialist
Reason: To safeguard existing trees to be retained.
C 16. No development shall take place until full details of how the lower eastern part of the site is to be landscaped, made available as open space and maintained as such in perpetuity. The scheme shall be submitted to and approved in writing by the Planning and Building Control Directorate and these works shall be carried out as approved.
Reason: To ensure the provision of an appropriate landscape setting to the development.
N 1. This approval is subject to a legal agreement.
This approval relates to drawings reference numbers 01, WJ_098-0011b, 15022-105 A, 15022-106 A, 15022-107 A, 15022-108 A, 15022-109 A, 15022-110 A, 15022-111 A, 15022-112 A, 15022-113 A, 15022-114 A, 15022-115 A, 15022-116 A, 15022-117 A, 15022-118, 15022-119, 15022-120, 15022-121, 15022-122, 15022-123, 15022-124, 15022-125, 15022-126, 15022-127, 15022-128, 15022-129, 15022-130, 15022-131, 15022-132, 15022-133, 15022-134, 15022-135, 15022-136, 15022-137, 15022-138, 15022-139, 15022-140, 15022-141, 15022-142, 15022-143, 15022-144, 15022-145, 15022-146, 15022-147 A, 15022-148, and 15022-149 received on 14th September 2015, 11th May 2016 and 14th July 2016.
I can confirm that this decision has been made by the Interim Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : APPROVED
Date : 19.12.2016
Determining officer
Signed : J CHANCE
Jennifer Chance
Interim Director of Planning and Building Control
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