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Application No.: 19/00782/B Applicant: Dandara Homes Limited Proposal: Erection of eight dwellings (amendment to PA 18/01255/B) Site Address: Plots C9 To C16 Residential Development Part Field 134274 East Of Auldyn Meadow Meadow Ramsey Isle Of Man Principal Planner: Mr Chris Balmer Expected Decision Level: Planning Committee Recommended Decision: Approve subject to Legal Agreement Date of Recommendation: 19.08.2019 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: To ensure that sufficient provision is made for off-street parking in the interests of highway safety.
N 1. The decision to grant planning approval, subject to a Section 13 agreement, was made by Planning Committee. The issue of the decision notice has been triggered by the Section 13 agreement having been concluded. The 21 days for appeal (for those with Interested Person Status) runs from the date of the decision notice.
This approval relates to the submitted documents and drawings reference number 12.01, 13.01 A, 32.07, 32.08, 38.01 and 38.02 all received on 11th July 2019.
_______________________________________________________________ Interested Person Status – Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:
DoI Estates Division. _____________________________________________________________________________
THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE GIVEN THE NUMBER OF DWELLINGS PROPOSED AND ALSO THAT A SECTION 13 LEGAL AGREEMENT IS REQUIRED
1.1 The application site comprises a parcel of land located on the eastern side of Gardener's Lane in the Poylldooey area of the Ramsey. To the east, south and west of the site is the recently completed/under construction phases of housing development on the overall Poylldooey site. The application site falls within a section of the third phase which recently gained approval (18/01255/B). The proposed housing development would also be located to the north of Greenlands Avenue and the former Steam Railway Line. - 1.2 The site is accessed via the existing estate road of phase 1 which is now completed. Construction traffic for this new proposed phase 3 (and already approved phase 2) would be via a newly constructed route which would separate from the estate road of the dwellings on phase 1.
2.0 THE PROPOSAL - 2.1 The proposal comprises the erection of eight dwellings (amendment to PA 18/01255/B). Essentially, the proposal is a change in house type after further discussions with DOI Housing Division. The allocated affordable housing makes up 4 of the 8 dwellings within the current application site and the changes to the affordable housing enable them to be more fully compliant with the affordable housing specifications. The remaining 4 dwellings of the 8 within the site, are open market properties and these have also been altered to a style similar to what has been recently approved in the area. Other than some tweaks to the parking layout fronting each dwelling no changes are proposed to the estate road or any other aspects of the overall development. - 2.2 The Section 13 Legal Agreement for the last application (18/01255/B - for 34 dwellings) have been agreed. However, as this Legal Agreement specially refers to the last application number and the appendix site plan of the agreement would also now differ, due to the change in house types a "Deed of Variation" is required to be undertaken. In simple terms a Deed of Variation would set out the agreed variations to the previous agreement which would include changes to the house specifications, application numbers and any new plans. Therefore, whilst a completely new Section 13 Legal Agreement would not be signed an amendment to it is required. - 2.3 It should be noted that the previous Section 13 Legal Agreement (25% of 34 = 8.5) agreed that 4 affordable units would be provided on site (Plots C13, C14, C15 & C16) and the remaining 4.5 units would be provided via a commuted sum payment in lieu of the remaining affordable housing provision. This would be unchanged.
3.0 PLANNING HISTORY - 3.1 The application site and surrounding land has been the subject of a number of previous planning applications, the following of which are considered specifically material to the assessment of this current planning application:
18/01255/B - Erection of 34 dwellings with associated highway and drainage works APPROVED
17/00688/B - Erection of 26 dwellings with associated highways and drainage works APPROVED
13/91519/C - Removal of condition 1 of PA 11/00990/B relating to the provision of affordable housing in connection with the erection of 45 dwellings, associated highway and drainage infrastructure, public open space and landscaping - APPROVED by the Council of Ministers.
13/00229/B - Erection of two detached dwellings and a terrace of four dwellings (revised dwelling types to those approved under PA 11/00990/B) for plots A1 To A6 of approved residential development part of field 134275 to the east of Gardeners Lane and north of former railway line, Poylldooey, Ramsey - APPROVED 9th April 2013.
11/00990/B - Erection of 45 dwellings with associated highway and drainage infrastructure, public open space and landscaping for parts of fields 134273,134274,134275,134276 and adjacent highway east of Gardeners Lane , Poylldooey, Ramsey - APPROVED 24th May 2012.
10/01693/B - Widening of highway and creation of priority junction at existing section of single carriageway (alternative to dual carriageway previously approved under PA's 03/00790, 03/01846, 10/00392) - Highway, Roadside Hedge, Land Adjacent To Highway, Gardeners Lane, Ramsey - APPROVED.
10/00392/B - Erection of Northern Elderly Mental Infirm (EMI) care unit with associated parking and landscaping - APPROVED - LOSS OF 16 DWELLINGS FROM APPLICATION 03/00790/B
10/01805/C - Variation of condition 4 of PA 10/00392/B to allow revised access to approved EMI unit - APPROVED
03/00790/B - Residential estate development comprising of roads, plots, sewers, flood protection measures, drainage, public open space and layout for 26 semi detached dwellings, 69 terraced dwellings, 42 apartments and 38 self build plots - East Of Gardeners Lane Between Greenlands Park And Poylldooey Nature Reserve, Off Gardeners Lane, Poylldooey, Ramsey - APPROVED 10th April 2006.
03/01846/B - Residential estate development comprising of roads, plots, sewers and layout for 26 semi detached dwellings, 14 terraced dwellings, 10 apartments, 1 children's nursery, 1 public house with managers accommodation and 2 lock up retail units - Land North Of Ramsey Power Station And West Of Gardeners Lane Off Gardeners Lane, Ramsey - APPROVED
91/01487/A - Approval in principle for mixed residential scheme, business/industrial park & landscaping land at Poylldooey, Ramsey - Land At Poylldooey, Gardeners Lane, Ramsey APPROVED
91/00575/A - Approval in principle for mixed residential scheme, business/industrial park & landscaping, land at Poylldooey, Ramsey - REFUSED
4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within a wider area of land that is designated as proposed residential use under the Ramsey Local Plan Order 1998. In accordance with the local plan the West Ramsey Development Framework (WRDF) was written to provide an overall development framework for the development of the application site and surrounding land. Under this document the site is within an area designated as "medium/high density housing". - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application. - 4.3 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." - 4.4 Spatial Policy 2 states: "Outside Douglas development will be concentrated on the following Service Centres to provide regeneration and choice of location for housing, employment and services
Area Plans will define the development boundaries of such centres so as to provide a range of housing and employment opportunities at a scale appropriate to the settlement."
4.5 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:
4.6 Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions 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:
4.7 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." - 4.8 Housing Policy 6 states: "Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive." - 4.9 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."
2.3.1 A housing development should avoid having the same type, height and density throughout, including avoiding continuous, bland and un-interesting roofscapes. It is important to provide an appropriate range of dwelling types and tenure. In larger developments a mixture of tenures and property types will encourage the development of a diverse community with living opportunities for all members of society, and affordable dwellings should be "pepper-potted" throughout the site rather than all located in one area."
5.0 REPRESENTATIONS - 5.1 Ramsey Town Commissioners have not commented. - 5.2 Highway Services have not commented. - 5.3 Ecosystems Policy Officer (DEFA) seeks a Preliminary Ecological Appraisal is undertaken and if ecological features are found then an Ecological Impact Assessment may be required (26.07.2019). - 5.4 DoI Estates Division confirm that plots 13 to 16 will be 2B FTB units to Design GuideAffordable Housing Standards (13.08.19).
6.0 ASSESSMENT - 6.1 As mentioned previously, this application essentially only seeks to change the house types of 8 dwellings which gained approval under application (18/01255/B) for 34 dwellings. - 6.2 Due to this the main considerations for this application are the potential impacts upon the visual amenities of the street scene and the impacts upon neighbouring dwellings (future dwellings). In relation to all other matters relating to potential impact upon highway safety; parking provision; potential drainage/flooding issues; potential ecological impacts; affordable housing provision; and open space provision; it is considered these matters have all been accepted previously and therefore are again acceptable as there are no significant change in circumstances other than a change in house types. Impact upon the visual amenities of the street scene - 6.3 The proposals would result in a greater variation in housing types along this section of the estate road, given their would be four distinct blocks (bungalow/apartments and two blocks of terraces each of a different style and height) along this section of the road all with different designs and heights. This is considered to be an improvement over the previous approved scheme and therefore the proposed changes would have a positive impact upon the street scenes from this respect. Impact upon neighbouring amenities (future occupants) - 6.4 It is considered the design, siting and distances that the new dwellings would be from neighbouring dwellings would ensure no significant impacts upon neighbouring properties would occur.
7.0 CONCLUSION - 7.1 It is recommended that the planning application be approved for the reasons given and subject to the conditions listed.
8.1 Should the Planning Committee approval the application subject to the Legal Agreement (Deed of Variation) for affordable housing provision it is on the basis of:
9.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
9.2 The Planning Committee must determine:
9.3 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 confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : …Pending Decision……….... Committee Meeting Date:…27.08.2019
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
Application No. : 19/00782/B Applicant : Dandara Homes Limited Proposal : Erection of eight dwellings (amendment to PA 18/01255/B) Site Address : Plots C9 To C16
Residential Development Part Field 134274 East Of Auldyn Meadow Meadow Ramsey Isle Of Man
Presenting Officer As above (correct manually if not the case officer)
At the Planning Committee held on the 27th August 2019, the case officer amended his recommendation to change the reference in the note proposed to be attached to the approval to refer to the need for a deed of variation to an existing Section 13 agreement, rather than a Section 13 agreement being required.
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.
drawing 2290.103.B approved under application 03/00790/B is required to be completed and be available for use and retained thereafter.
Reason: In the interest of Highway Safety.
Reason: To ensure that sufficient provision is made for off-street parking in the interests of highway safety.
N 1. The decision to grant planning approval, subject to a deed of variation to an existing Section 13 agreement, was made by Planning Committee. The issue of the decision notice has been triggered by the deed of variation having been concluded. The 21 days for appeal (for those with Interested Person Status) runs from the date of the decision notice.
This approval relates to the submitted documents and drawings reference number 12.01, 13.01 A, 32.07, 32.08, 38.01 and 38.02 all received on 11th July 2019.
Copyright in submitted documents remains with their authors. Request removal
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