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19/00359/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00359/B Applicant : Mrs Caroline Duncan Proposal : Erection of a replacement detached dwelling and alterations to existing vehicular access Site Address : Dreem-Ny-Geay Grove Mount Ramsey Isle of Man IM8 3HE
Planning Officer: Mr Nick Salt Photo Taken : 16.04.2019 Site Visit : 16.04.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 07.05.2019 __
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.
Plans/Drawings/Information:
This decision relates to the following plans and drawings, date stamped as received on 28th March 2019:
o 1890F/01 Measured Site Survey o 18 1288/01 Proposal Drawing o 18 1288/02 Site Plan o 18 01288/3 Location plan o Design Statement
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Interested Person Status - Additional Persons
None __
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Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 'Dreen-Ny-Gaye'at the far north east end of Grove Mount in Ramsey. The site is at the end of the Grove Mount road, across the road from a footpath leading to an area of Public Open Space and overlooking Mooragh Park and lake. The street scene is characterised by larger detached two storey dwellings on this side of the street, and woodland on the other. There is varying design seen in the dwellings ranging from traditionally styled to modern. To the rear (north) is a modern residential estate.
1.2 The site itself is a moderately sized corner plot with an existing 3 bedroom detached two storey dwelling. The existing dwelling has an overall external floor area of 240 square metres. It is positioned towards the north west corner of the plot with access via a gate onto the public road. The site slopes downwards to the north east.
2.0 THE PROPOSAL 2.1 Proposed is the demolition of the existing dwelling, and replacement with a two storey, 3 bedroomed detached dwelling with a single storey attached garage. At ground level, the proposed dwelling would sit 40mm above the existing, and 285mm higher at ridge level. The overall floor area would be 344m2, an increase of 43% on the existing. It would sit further to the east on the plot than the existing does, with a larger separation distance between it and 'Kionlough' to the immediate west.
2.2 The finish of the proposed dwelling would be contemporary with some traditional elements, including a mixture of painted render, timber cladding and traditional stone work. The roof would be finished with dark blue/grey natural roof slates, and windows and doors would be aluminium dark grey units. The dwelling proposed would feature large overhanging eaves with first floor balcony on the north-east elevation facing the sea. There would be a heavy use of glazing particularly on the north-east elevation but also floor to ceiling windows on the first floor on the south west elevation.
2.3 The existing vehicular access would be used but widened from 2650mm to 3850mm. A minimum of two parking spaces (3.25mx6m) would be provided within the curtilage on a large driveway and parking tarmacked/paved area at the western side of the plot. The garage would also have capacity for one vehicle (3.85mx5.7m internal floorspace).
3.0 PLANNING POLICY 3.1 The site is in an area zoned as predominantly residential use, as per the Ramsey Local Plan 1998 (North Map), adjacent to an area of Public Open Space as designated in the 1982 Development Plan.
3.2 The following polices of the Strategic Plan (2017) are considered relevant:
3.2.1 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;
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(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; (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."
3.2.2 In relation to the provision of dwelling, 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."
3.2.3 Transport Policy 7 refers to parking: "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."
4.0 PLANNING HISTORY 4.1 There is no planning history for this site which is regarded as materially relevant to this application.
5.0 REPRESENTATIONS 5.1 DoI Highway Services do not oppose the application (01.05.19).
5.2 Ramsey Town Commissioners have no objection to the application (23.04.19).
6.0 ASSESSMENT 6.1 There are a number of key consideration in the assessment of this proposal, they are listed as follows:
o The principle of a replacement dwelling on the site o The visual impact of the proposed dwelling o Impact on the neighbours to the south o Parking and access
6.2 Principle of development
6.2.1 The site is within an area zoned as residential and there is therefore a presumption for housing. In this respect, the proposal complies with Housing Policy 4 as the site is located within the existing town of Ramsey. There would be no increase in built form in the area as a result, save for an increase in size from the existing dwelling. As the site is within a 'Predominantly Residential' area, the principle of a replacement dwelling is acceptable.
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6.3 Visual Impact
6.3.1 As previously stated, the site sits at the end of Grove Mount, and sheltered from views from Mooragh Park by a wooded area to the south. Therefore, views of the site are generally limited to the adjacent residents and from a distance potentially from the promenade area to the south east. From this distance the building would read with the wider residential area as the existing does - there would be a negligible impact and this is unlikely to be harmful to the visual amenity of Ramsey overall.
6.3.2 With regard to the immediate street scene in Grove Mount, Kionlough to the west is an older dwelling with a more traditional early 1900's form and appearance. The proposed dwelling would be more contemporary than its neighbours. However, the site is not within a Conservation Area and Grove Mount is generally regarded as a modern residential estate. The height of the building would not drastically increase (less than 1 foot taller). Whilst the dwelling would be unique in that it fronts towards the sea to the east rather than the road, this is a feature of the existing dwelling and not one which is likely to detract from the street scene. The dwelling would generally follow the building line of the street, more so than the existing dwelling.
6.3.3 The use of a mix of contemporary and traditional materials in the buildings finish is a matter of personal taste. The use of stone and cladding as well as slate roofing would help the dwelling to tie in with more traditional elements of the street scene and its proximity to the area of open space. However, the proposed dwelling would be a more visually attractive feature in the street scene when compared with the existing. The test is whether the appearance would detract from the character and appearance of the area - in this case it would not and would comply with GP2 of the IOMSP.
6.4 Impact on Neighbours
6.4.1 The Department's recently published Residential Design Guidance (March 2019) is a useful reference point in expanding on General Policy 2 of the Strategic Plan with regard to residential amenities and impacts. The key considerations in terms of impact on neighbours are risks of overshadowing and/or overlooking and loss of privacy to dwellings within 20 metres. The Design Guide states, in part:
"The 20 metre guide provides a useful way to identify where overlooking is likely to be a concern. It refers to the distance between elevations that contain windows serving habitable rooms that face each other - if this distance is over 20 metres, overlooking is unlikely to be a concern. This distance can be relaxed where the design or orientation is such that privacy and amenity of a neighbouring property is not compromised. In dense urban areas where there is already a level of mutual overlooking a lesser standard may be acceptable. The required distance may need to be greater if there is a change in topography, which would result in an adverse effect on the privacy and amenity of a neighbouring property."
6.4.2 With regard to overshadowing, this would not be a risk as the site, and proposed dwelling, sits lower than Kionlough to the west, and at a sufficient distance to as to limit any such impact in the first place (20 metres from the closest points of the respective elevation. There would be similar separation distances between the properties to the north.
6.4.3 There is a large amount of open glazing proposed on the dwelling which gives rise to concerns of overlooking affecting the properties to the north and Kionlough to the west (adjacent). The rear elevations (and potential habitable room windows) on closest two properties to the north would be around 27 metres from the first floor north west elevation of the proposed dwelling. The garage gable would be closer but would feature one ground floor garage window which is unlikely to have any impact on privacy taking into account the levels and the boundary wall. This also considers the gradual level change sloping downwards to the
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north and resulting in the ground level of the dwelling being higher than that of those neighbours.
6.4.4 Towards Kionlough to the west, there is approximately 20 metres separation distance as noted. 6.4.1 of this report references the design guide which highlights the general rule of thumb that this is a suitable distance to reduce overlooking risk. The large floor to ceiling window on the north west elevation facing Kionlough would pose a risk if it were shown from a primary habitable room. The floor plan on drawing 18 1288 01 shows that behind this window would be the entrance lobby and void above through both storeys, therefore no habitable room. Overlooking is therefore unlikely. Overall, in respect of residential amenity, the proposal is in compliance with General Policy 2 of the Strategic Plan.
6.5 Parking and Access
6.5.1 The existing access is narrow, with a relatively short driveway and parking for one vehicle. The proposed access situation including the widening of the access by 1.2m would improve the situation, as would the enlarged driveway and turning/parking area to the west of the site. Overall, the 3 parking spaces proposed (including garage) would meet the Department's parking standards as per Appendix 7 of the Strategic Plan.
6.5.2 Access onto Grove Mount would remain similar in terms of visibility, the plot is the last one on Grove Mount however and it is likely that the only vehicles using this end of the road would be occupants of and visitors to Dreem-Ny-Gaye, and occasional vehicles turning at the end of the road. The access arrangements are also acceptable and comply with General Policy 2 (h,i).
7.0 CONCLUSION 7.1 In summary, the proposal complies with the aforementioned policies and is recommended for approval on the basis of the above assessment.
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.
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
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.
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19/00359/B Page 6 of 6
Decision Made : Permitted
Date: 09.05.2019
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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