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                                      19/01170/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/01170/B Applicant : Haven Homes Limited Proposal : Erection of detached dwelling with external heat pump and solar panels (amendment to PA 19/00636/B) Site Address : Plot 37 Grove Park Clifton Drive Ramsey Isle Of Man

Principal Planner: Miss S E Corlett Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 06.12.2019 __

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. 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. 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. The front garden of the dwelling hereby approved shall not be replaced with hardstanding without the prior written approval of the Department.

Reason: the site is characterised by the trees and greenery intended for retention, and further loss of this could have a harmful effect on the public amenity of the area.

C 4. Prior to the occupation of the dwelling, there must be between it and the Clifton Drive highway an access, including footways constructed to at least base course level and it must also be adequately lit.

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                                      19/01170/B                                     Page  2  of  4

Reason: In the interests of ensuring safe pedestrian access to, and movement within, the application site.

Plans/Drawings/Information;

This decision relates to drawings 002M, 000B, 024B and the technical information on the air source heat pump and solar panels all received on 18th October, 2019. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The site is a parcel of land currently undergoing development in the north west of Ramsey, accessed from Clifton Drive.

1.2 The application site relates to the approved curtilage of one of the plots which is situated towards the northern end of the site and is a detached plot which sits on the corner of two of the internal estate roads, The housing development itself has been previously approved under 15/00167/B for 66 dwellings in total, some of which have been constructed.

2.0 THE PROPOSAL 2.1 Full planning approval for the development as a whole has been granted and the works commenced and an amendment was sought for this plot and plots 59 and 60, with no alterations proposed for the access roads into the properties, or the layout of the wider development. What is sought now is a further amended house type for plot 37.

2.2 The originally approved 3 bedroom house type on this plot had a hipped roof, with a single pitch single storey garage adjoining and a flat roof annex to the lounge area to the south east. The revised proposed house type was a 4 bedroom one, with a first floor living area above the garage and no flat roof annex. There would have been no first floor fenestration on the side elevations. The house would sit in the same position as approved, a similar distance south east of 35 and 36, and separated from other nearby dwellings by the access road and large areas of private garden. Finish would remain as currently approved with a mix of modern painted render, grey cladding and grey window frames and guttering.

2.3 The differences lie not with the house type itself but with the addition of solar panels and a heat pump. Once erected and occupied, the solar panels would constitute permitted development and would not require planning approval but the provisions of this order are not applicable until the dwelling is complete.

2.4 The solar panels are proposed on the rear, south west facing roof pitch and there are ten panels shown, each 1.65m by 991mm. The heat pump will be located on the northern boundary of the site which adjoins the rear bounday of plot 36 and will be housed in a unit which is just over 1m high and wide and just over half a metre deep.

3.0 PLANNING HISTORY 3.1 The main planning history on the site relates to the previous approval for this development, and part of which this application seeks to amend - 15/00167/B. This application was approved and works have been commenced. There are no planning conditions on that approval which would prevent an alteration in the house types being approved, in principle.

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                                      19/01170/B                                     Page  3  of  4

4.0 PLANNING POLICY 4.1 The Ramsey Local Plan 1998 designates the site area as 'Predominantly Residential'.

4.2 Energy Policy 4: Development involving alternative sources of energy supply, including wind, water and tide power, and the use of solar panels, will be judged against the environmental objectives and policies set out in this Plan. Installations involving wind, water and tide power will require the submission of an EIA.

4.3 General Policy 2 of the Strategic Plan and the Residential Design Guidance of 2019 set out objectives to ensure that development does not have an adverse impact on either the appearance or character of the area or the living conditions of those in nearby properties.

5.0 REPRESENTATIONS 5.1 Ramsey Town Commissioners have no objection to the application (28.11.19).

5.2 Highway Services have no highway interest in the application (14.11.19).

6.0 ASSESSMENT 6.1 The house has already received approval and could be built without the solar panels and heat pump. Whilst technically permission is required for the house and the panels, the end result - the house with the panels - could be achieved without the need for any further planning approvals and as such, all is considered acceptable.

6.2 The heat pump is in principle in accordance with Energy Policy 4 and whilst adjacent to the rear garden of an adjacent dwelling, abuts their driveway rather than usable garden space so is unlikely to have any adverse impact on the living conditions of those in adjacent dwellings.

6.3 The noise levels which will emanate from the heat pump will be less than 40dB(A) at the side of the application premises and less than 35 on the garden side of the neighbour's driveway and less than 25 at the adjacent dwelling rear facade. These levels are acceptable within a domestic environment.

7.0 CONCLUSION 7.1 The proposals are considered to accord with the relavant Strategic Plan policies and the application is supported.

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

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

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                                      19/01170/B                                     Page  4  of  4

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 12.12.2019

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

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