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                                      23/00002/REM                                     Page  1  of  8

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00002/REM Applicant : Mr Ralph Peake Proposal : Reserved Matters application to PA 20/01386/A for the erection of a detached single storey dwelling Site Address : Land Adjacent To Fasque Andreas Road Ramsey Isle Of Man

Principal Planner: Mr Chris Balmer Photo Taken : 24.05.2023 Site Visit : 24.05.2023 Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 26.06.2023 __

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 the Approval in Principle application 20/01386/A (approved on 03.09.2021).

Reason: To comply with article 26 of the Town and Country Planning (Development Procedure) Order 2019.

C 2. The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans 061 REV A. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.

Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.

C 3. All additional planting (above what was approved under planning application 20/01386/A), seeding or turfing comprised in the approved details of landscaping as shown on drawing 061 REV A must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which within five years of the approved development being occupied or completed (whichever is the later) die 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 and in the interest of neighbouring amenities.

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C 4. The external metal sheeting of the roof of the dwelling shall remain a charcoal grey/dark grey colour and be maintained thereafter.

Reason: In the interests of visual amenities.

C 5. The existing trees and hedges shall be retained in accordance with the approved details as shown on drawing 061 REV A. Any retained tree or hedge which within five years of the approved development being occupied or completed (whichever is the later) dies, is removed or becomes seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department.

Reason: To safeguard the appearance of the development and the surrounding area.

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 development shall be undertaken under the following classes of Schedule 1 of the Order at any time: Class 13 - Greenhouses and polytunnels Class 14 - Extension of dwellinghouse Class 15 - Garden sheds and summer-houses Class 16 - Fences, walls and gates Class 17 - Private garages and car ports

Reason: To control future development on the site.

N 1. This decision notice relates to a Reserved Matters approval pursuant to Approval In Principal application 20/01386/A. For the avoidance of doubt all conditions that apply to 20/01386/A and those on this decision notice apply to the development and should be read in conjunction with one another.

This application has been recommended for approval for the following reason. It is considered that the proposal has no significant impact upon public or private amenities and therefore complying with Strategic Policy 1, Strategic Policy 2, General Policy 2, Housing Policy 4, Transport Policy 4, Transport Policy 7 and Environment Policy 42 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide.

Plans/Drawings/Information; This approval relates to the submitted documents and drawings reference numbers all received;

10.01.2023 050 060 091 3070 090

16.02.2023 061 REV A 010 REV A

02.05.2023 Percolation Test Results

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Interested Person Status - Additional Persons None __

Officer’s Report

THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS IT COULDBE CONSIDERED CONTARY TO THE DEVELOPMENT PLAN BUT RECOMMNED FOR AN APPROVAL

1.0 THE SITE 1.1 The site is a parcel of undeveloped land adjacent to Fasque, the land was formerly part of the residential curtilage of this property. The site is located on the eastern side of the A9 highway which leads north out of Ramsey towards Andreas. The property Fasque had until recently, two entrances in front of it and a sizeable side garden to the south of the dwelling. Works have recently been undertaken to the property and a single access created serving the property Fasque and the application dwelling.

1.2 To the south of the site sits another detached dwelling, St. Bridget's and to the north is a further dwelling, Trincomalee. On the western side of the road is a dwelling, Mount Pleasant, with a further dwelling, The Croit, behind it and to the south of this is Thackeray House. St. Bridget's is a two storey house set in substantial grounds and whose rear elevation looks partly over the southern side garden of the application site. Fasque is a single storey detached bungalow.

1.3 The speed of traffic past the site is restricted to 30mph: a derestricted sign appears around 80m to the north of the application site.

2.0 THE PROPOSAL 2.1 The application seeks approval for a Reserved Matters application to PA 20/01386/A for the erection of a detached single storey dwelling. The previous approval in principle for erection of new dwelling addressing matters of access and landscaping. Accordingly, the Reserved Matters application only considers; siting, design, external appearance of the building[s] & internal layout. The principle of a dwelling, access and landscape arranges are not, as they have already been approved.

2.2 The site in question is the land (553sqm) to the south of the existing residential property Fasque, which is a modern single storey detached bungalow. As mentioned access has already been approved and this would share the existing access with Fasque, which has a width of 9m, and would have a separate driveway which would run partially in front of Fasque (southern section) to the application site.

2.3 The proposed dwelling is unusual in design, finish, form and construction being a pre- modular building to form a single dwelling. The applicants explain that the building has been exhibited as an example of a modular home, small scale, with mechanical ventilation heat recovery which will significantly contribute to future zero carbon strategic aims. The dwelling is currently onsite.

2.4 The building which has a triangular form would have profile metal sheeting (anthracite grey in colour) with vertical timber cladding to the two gable ends. The building would have a total length of 9.5m, a width of 5.2m and a ridge height of 4.6m. The gross floor area, including the loft sleeping compartments is 45.4sqm. A mono pitched shed is also proposed to the northeast of the proposed dwelling, finished in the same materials as the proposed dwelling. Solar panels are proposed to both roof planes.

2.5 For information, the approved plans demonstrated the access services both Fasque and the new dwelling would have visibility splays of 2.4m x 43m in either direction. The previous application also includes detailed plans on how the landscaping between Fasque and the site would be undertaken and also landscaping fronting Fasque adjacent to the driveway which would

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                                      23/00002/REM                                     Page  4  of  8

serve the new dwelling. This is to overcome previous concerns of noise of vehicles passing the front bedroom widow of Fasque. This was conditioned at the AiP application and is a fundamental requirement of this approval. Failure to undertake these works would undermined the approval. It should be noted that Fasque is now in separate ownership and when visiting the site these works had not been undertaken. However, the applicants for the current application is aware of the condition and will need to discuss with the owners of Fasque to ensure they are implemented fully. Additional landscaping is proposed under the current planning application, but those approved under the AiP will still need to be implemented.

3.0 PLANNING POLICY 3.1 The site lies within an area designated on the Ramsey Local Plan of 1989 as Predominantly Residential. As such, there is a presumption in favour of residential development. The site is not within a Conservation Area.

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

3.3 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 and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services."

3.4 Strategic Policy 2 states: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3."

3.5 The Strategic Plan identifies a hierarchy of settlements that guide what type of development is appropriate within them. Ramsey is designated as one of the five "Service Centres" within the Island (Spatial Policy 2). This Policy states that; "Outside Douglas development will be concentrated on the following Service Centres to provide regeneration and choice of location for housing, employment and services."

3.6 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: (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; (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;

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..."

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3.8 Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan."

3.9 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. The current standards are set out in Appendix 7."

3.10 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."

"Backland development(2)" (which is development on the land at the back of properties) may also be acceptable in some circumstances, but only if satisfactory access can be achieved and if there is sufficient space to provide adequate amenity for both new and existing adjoining dwellings.

"Tandem development (3)" (consisting of one house immediately behind another, and sharing the same access) is generally unacceptable because of the difficulties of access to the house at the back, and the disturbance and lack of privacy suffered by the house in front.

3.11 RESIDENTIAL DESIGN GUIDE JULY 2021

4.0 PLANNING HISTORY 4.1 The site has been the subject of a number of previous applications; however, only the following are considered relevant in the determination of this application;

4.2 Approval in principle for erection of new dwelling addressing matters of access and landscaping - 20/01386/A - APPROVED at APPEAL with the following conditions;

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

Approval of the details of siting, design, external appearance of the building and internal layout, (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced.

Reason: To comply with the Town and Country Planning (Development Procedure) Order 2019.

Prior to the occupation of the dwelling the driveway and means of vehicular access identified on "Existing and Proposed Highway Plan - Proposed Visibility Site Plan"; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction.

Reason: In the interests of highway safety.

Prior to the occupation of the dwelling the visibility splay(s) identified on "Existing and Proposed Highway Plan - Proposed Visibility Site Plan"; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050 mm in height above adjoining carriageway level.

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Reason: In the interests of highway safety.

Prior to the occupation of the dwelling the erection of fences as shown on "Landscaping Plan and Concept Elevation" plan"; shall be constructed in accordance with the approved plans and retained thereafter.

Reason: In the interest of residential amenities (privacy/noise reduction/outlook).

All planting, seeding or turfing comprised in the approved details of landscaping as shown on "Landscaping Plan and Concept Elevation" plan"; shall be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which die 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 and in the interests of neighbouring amenities (privacy/noise reduction/outlooks).

5.0 REPRESENTATIONS 5.1 Ramsey Town Commissioners have no objection (21.02.2023 & 30.03.2023).

5.2 Highway Services have no objection making the following comments : 26.01.2023 "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised to consider the provision of an electric vehicle charging point to aid Active Travel and net zero objectives."

17.02.2023 "Highways Development Control notes the amendments uploaded on 16 February 2023 and has no additional comments to add." 5.3 Highway Services Drainage (DOI) make the following comments (20.02.2023); "Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. Recommendation: The applicant should be aware off and demonstrate compliance with these two clauses"

5.4 Manx Utilities - Drainage (18.04.2023) comment; "Manx Utilities are satisfied with the percolation test and MU have no further comments to issue"

5.5 Manx National Heritage comment that the proposed development area comprises of former agricultural land hedging and mature trees, mainly along field boundaries. The applicant wishes to retain the trees and plant further specimens. We very much support this planting but would like to see it undertaken using Manx native species. Further they comment that native trees have evolved to adapt to their environment and generally provide a greater degree of food and shelter to local wildlife. This in turn increases local biodiversity and provides more ecosystem services to the area such as pollination of crops by insects and aeration of the soil by worms and other below- ground dwelling species (25.01.2023).

6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this current planning application are (i) The impact upon the character of the public amenities of the street scene/area; (ii) Potential impact on the neighbouring residents living conditions.

THE IMPACT UPON THE CHARACTER OF THE PUBLIC AMENITIES OF THE STREET SCENE/AREA 6.2 General Policy 2 and Environment Policy 42 are the most relevant policies to consider when determining whether the proposed dwelling would impact the character of the street scene/area.

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                                      23/00002/REM                                     Page  7  of  8

General Policy 2 indicates; "(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;"

6.3 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."

6.4 There are potentially two locations where the dwelling would be publically visible, the first from Andreas Road, especially travelling from Andreas towards Ramsey. There will be partial views of the proposed dwelling; albeit rather fleeting when passing the site. The existing property Fasque and the existing mature landscaping along the western boundary and within the neighbouring property St Bridgets, will screen the dwelling in most parts. The second area where the dwelling is apparent is to the south east of the site from the Bride Road; albeit, given existing roadside landscaping and banking; views are again limited, with only the upper section of the building being apparent from certain locations.

6.5 The public views of the building are limited and as mention rather fleeting when such views become apparent. Given the small scale of the site and the limiting parameters to build on, a unique approach has been taken to design and siting. When seen, this rather modest scale of a building, with its finishes and design, are such that it does not appear as a prominent feature and from Bride Road appears as a small single storey bungalow similar to Fasque. The proposal is unique on the IOM in terms of design and construction as noted. In most locations this type of dwelling may not be appropriate. For example if the proposal was in a more prominent position in a street scene and was proposed to infilled between two existing properties, its scale, form, proportion and design may be inappropriate against more traditional styled dwellings. However; in this location and being set back from other neighbouring dwellings and not especially read against these dwellings, it is considered the proposal is acceptable in this case and would not have a significant adverse impact upon the character of the surrounding landscape or townscape and respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them.

Potential impact on the neighbouring residents living conditions 6.6 The property most likely to be affected by the proposal is the neighbouring property Fasque. This was one of the main issues of the AiP application and previous applications. As outlined in paragraph 2.5 of this report; a solution was approved under the AiP application for appropriately designed landscaping and fencing which is still required to be undertaken. Accordingly, this current application will only considered the physical development and its potential impact upon the occupants of Fasque in terms of loss of light, overbearing impacts upon outlook and/or overlooking.

6.7 The proposed dwelling would be sited 9.5m to the southern gable end wall of this property. Furthermore, with the landscaping previously approved (additional landscaping is also proposed under current application) it is considered the distance of the dwelling and due to its scale and form; it is not considered the proposal would have any significant impact upon neighbouring amenities. A shed is also proposed to the northern shared boundary with Fasque, but again its modest size and form would not have any significant impacts to amenities to warrant a refusal.

6.8 There are also not considered to be any significant impacts to the neighbouring amenities of St Bridgets, which would be located approximately 17.8m (closest point) away from the proposed dwelling. Existing outbuildings within St Bridgets, mature landscaping, siting and overall design of the proposal, would all ensure the potential impacts upon neighbouring amenities (i.e. loss of light, overbearing impacts upon outlook and/or overlooking) would not be significant to warrant a refusal.

Parking Provision

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                                      23/00002/REM                                     Page  8  of  8

6.9 The proposal would provide two off road parking spaces and turning provision and therefore complies with the Parking Standards of the IOM Strategic Plan. The access arranges to the site have already been approved and will require to be fully complied with.

7.0 CONCLUSION 7.1 It is considered that the proposal has no significant impact upon public or private amenities and therefore complying with Strategic Policy 1, Strategic Policy 2, General Policy 2, Housing Policy 4, Transport Policy 4 , Transport Policy 7 and Environment Policy 42 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide. Accordingly, the application is recommended for approval.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above who should be given Interested Person Status. __

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Committee Meeting Date: 10.07.2023

Signed : C BALMER Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

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