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17/00590/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00590/B Applicant : Shearwater Limited Proposal : Revised access road pursuant to PA 15/01064/B for the erection of nine detached dwellings with associated landscaping and access Site Address : Site Of Former Grand Island Hotel Bride Road Ramsey Isle of Man
Case Officer : Mr Edmond Riley Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is an irregularly shaped parcel of land that is situated within a wider area of land on which Ramsey's Grand Island Hotel previously stood, and which is edged in blue.
1.2 The entirety of the land within the control of the applicant has an extant planning approval for its redevelopment for nine dwellings under PA 15/01064/B, which included a gently curving access road through the centre of the site, which connects to the Bridge Road on the west. The current application site, however, relates solely to the position and shape of the access lane approved under that 2015 application.
2.0 THE PROPOSAL
2.1 Full planning approval is sought for the creation of an access road into the site. This would be formed of tarmacadam throughout. (Block paviours are approved for the dwellings' front driveways under PA 15/01064/B.) The road itself would be slightly wider than that approved, while a single pavement is proposed at the southern edge relative to the two (one either side) that were originally approved. The lane itself will not be any wider overall, though at the furthest end it does run for a slightly longer distance than that for which approval exists. Fundamentally, however, the route the road would take is identical. The other main difference is in the finish, which as approved is entirely formed of block paviours.
2.2 The description of the application specifically states that the proposal comprises "Revised access road pursuant to PA 15/01064/B". This is not an accurate description of development since no planning application can seek to vary a previous planning approval. However, given the scale and nature of the proposal and, moreover, given the very minimal nature of the difference between that now proposed and that for which extant approval exists, it is not considered that this error in description is significant enough to be prejudicial to any person's interests. In reaching this conclusion it is noted that no private objection was received to the 2015 application, with the only note of concern issued by DEFA's Arboricultural Officer.
2.3 A covering letter has been included with the application, which sets out that the proposal has been submitted because the intention is now (unlike when PA 15/01064/B was submitted) for
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the access lane to be adopted. This carries additional requirements in terms of the required highway width and also - it is intimated, rather than stated - the material finish to this lane.
3.0 PLANNING HISTORY
3.1 While the site has an extensive planning history, the only specifically material application to the assessment that follows is the aforementioned 2015 approval. A copy of the approved site plan from that application has been placed on the current application file for reference.
3.2 In terms of the access road as proposed / approved under PA 15/01064/B, the road finish is not specifically mentioned in the officer report, but regular reference is made to the importance of high quality design of the dwellings and road finishes, and how important this is on such a key landmark site as this.
3.3 The legal agreement signed under Section 13 of the Town and Country Planning Act is unaffected by this application and therefore no Deed of Variation is required should the current application be approved. The approved site plan attached to that agreement is defined simply by a red line rather than a layout, and moreover the agreement secures an affordable housing contribution rather than units.
4.0 THE DEVELOPMENT PLAN
4.1 Although zoned on the Ramsey Local Plan as being 'Predominantly Tourism and Leisure', the extant planning approval for residential development on the site is considered to have more material weight than this zoning. Accordingly, the proposal should be assessed against General Policy 2 of the Strategic Plan, with particular regard given to parts (c), (h) and (i), and also to Transport Policy 5.
5.0 REPRESENTATIONS
5.1 Highway Services of the DoI offered no objection to the application on 11.07.2017:
"The principle of development has already been established.
"This application is for an amended access road in terms of its width.
"Given the fact that the revised design has already been discussed and accepted by Highway Services, the proposals are considered acceptable.
"Please attach the same conditions as per 15/01064/B."
5.2 Ramsey Town Commissioners offered no objection to the application on 23.06.2017.
6.0 ASSESSMENT
6.1 The main issue is the extent to which the material differences between the proposed access lane and that approved are acceptable in terms of appearance and highway safety. It is clear from Highway Services' response that they are content from a highway safety perspective.
6.2 From the point of view of the appearance of the streetscene, the loss of an attractive feature such as block paving is clearly to be lamented. Such a finish is evidently an important contributor to the sense of place that the site will offer when complete. While the design and finish of the dwellings is the key feature of the estate, smaller components do contribute a disproportionate degree to the overall appearance. Such components include boundary treatment, trees and hardstanding finishes. Close care is being given to the first two of these as the applicant seeks to discharge conditions in respect of these attached to PA 15/01064/B.
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6.3 In this case, it is considered that the finish of the highway is acceptable. A balanced judgement, regard has been had to the quality of the design of the dwellings and the fact that these and the mature trees within and on the edge of the site are (and will be) the primary and dominating features of the estate when it is complete. The road will not be a wide one, and will be appropriately subordinate to the layout of this small estate. The installation of block paving on the really quite generous driveways will act as a further welcome visual balance.
7.0 RECOMMENDATION AND DISCUSSION REGARDING CONDITIONS
7.1 It is recommended that the application be approved.
7.2 In terms of conditions, those conditions relating to highways, among the 15 attached to PA 15/01064/B, stated as follows:
Condition 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."
Condition 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."
Condition 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."
Condition 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."
7.3 Although conditions 2 and 4 relate to land outside of the application site, they relate to land within the control of the applicant. While they would still be enforceable under the 2015 planning approval, it remains important to attach them again on this occasion since there needs to be a time- limit control on when and how the road is laid out.
7.4 It is known that works have already commenced on site, and therefore Condition 3 has already been complied with.
7.5 Condition 11 relates to the entirety of the 2015 application site; in this application, however, where the site in question is solely the access road, the material finishes to the entirety of the site (i.e. the road and pavement surfaces) have been annotated on the submitted drawing. That condition is therefore unnecessary on this occasion.
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7.6 The other three conditions, however, should again be attached for completeness and clarity for the applicants.
7.7 Perhaps counter-intuitively, the standard time limit condition with respect to when the development must be started out (usually within four years of the decision) is recommended. If for whatever reason the approved residential development does not go ahead, there will be no need for the access lane the subject of this application. Moreover, in order for those dwellings to be occupied, this access lane will need to be provided. Finally, as works have already started on this site, it is possible that the dwellings will not be ready for occupation for a period in excess of four years. Accordingly, there is the possibility that the access lane the subject of this application will not be needed within the coming four years. Therefore, and given the other controls set out in the conditions mentioned already, it is not considered necessary to attach a condition requiring the access lane be started within four years.
8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
o The applicant, or if there is one, the applicant's agent; o 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; o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material, which in this case includes Highway Services of the Department of Infrastructure, and o The local authority in whose district the land the subject of the application is situated.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.07.2017
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
C 1. Prior to the occupation of any dwelling as shown on approved Drawings 15022-109 A, 15022- 152 and 15022-153 (all date-stamped as having been received 31st May 2017), 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 2. Prior to the occupation of any dwelling as shown on approved Drawings 15022-109 A, 15022- 152 and 15022-153 (all date-stamped as having been received 31st May 2017), the section of the access road hereby approved between Bride Road and each individual dwelling, and the car parking for each individual 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.
N 1. The applicant is reminded that the conditions applying to the approved construction of dwellings under planning application 15/01064/B are still current and should be complied with, except where these conflict with the conditions attached to this approval notice. If there is any
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concern, the applicant is invited to engage with the Planning and Building Control Directorate at the earliest opportunity.
The development hereby approved relates to Drawings 15022-109 A, 15022-152 and 15022-153, all date-stamped as having been received 31st May 2017.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with
the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 21.07.2017
Determining officer Signed : A Morgan
Abigail Morgan Senior Planning Officer
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