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19/00782/B Page 1 of 9
PLANNING OFFICER REPORT AND RECOMMENDATIONS
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 Photo Taken :
Site Visit :
Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Approve subject to Legal Agreement Date of Recommendation: 19.08.2019 __
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. No development shall take place until full details of soft landscaping works, which are also required to include additional tree planting and landscaping to the frontages of the properties and along the side boundaries of Plot C16, have been submitted to and approved in writing by the Department and these works shall be carried out as approved. All planting (including all other landscaping shown on drawing 30.02), seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development. Any trees or plants which within a period of five years from the completion of the development die, are removed, 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.
C 3. Prior to the occupation of any of the dwellings hereby approved the second carriageway (eastern section) which would run from Gardeners Lane to the estate roundabout as shown on drawing 2290.103.B approved under application 03/00790/B is required to be completed and be available for use and retained thereafter.
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Reason: In the interest of Highway Safety.
C 4. No dwelling shall be occupied until the estate road from the junction of the adopted highway to the access of that dwelling has been constructed at least to base course level and lighting has been provided.
Reason: In the interest of Highway Safety and provide access to each dwelling.
C 5. No dwelling shall be occupied until its parking spaces, as shown on drawing 38.01 have been provided. Such areas shall not be used for any purpose other than the parking 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 in the interests of highway safety.
C 6. No development shall take place until full details of hard landscaping works, which include footpaths and hard surfacing materials have been submitted to and approved in writing by the Department and the hard landscaping works shall be completed in full accordance with the approved details.
Reason: To ensure the provision of an appropriate landscape setting to the development.
C 7. The northern boundary treatment (wall with timber fence above) to Plot C16 as shown on drawing 38.02 is required to be completed prior to the occupation of dwelling C16 and retained thereafter.
Reason: In the interest of visual amenities of the street scene.
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.
Plans/Drawings/Information;
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.
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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. __
Officer’s Report
THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE GIVEN THE NUMBER OF DWELLINGS PROPOSED AND ALSO THAT A SECTION 13 LEGAL AGREEMENT IS REQUIRED
1.0 THE APPLICATION SITE
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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.
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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
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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:
(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; (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."
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:
(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."
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."
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4.10 Residential Design Guide (July 2019) "2.3 DWELLING TYPES, TENURES AND USES 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 Guide- Affordable 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.
8.0 SECTION 13 LEGAL AGREEMENTS 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:
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9.0 INTERESTED PERSON STATUS 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: (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.
9.2 The Planning Committee 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.
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
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.
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PLANNING COMMITTEE DECISION 27.08.2019
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 Presenting Officer As above (correct manually if not the case officer)
Addendum to the Officer’s Report
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.
Conditions of Approval
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. No development shall take place until full details of soft landscaping works, which are also required to include additional tree planting and landscaping to the frontages of the properties and along the side boundaries of Plot C16, have been submitted to and approved in writing by the Department and these works shall be carried out as approved. All planting (including all other landscaping shown on drawing 30.02), seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development. Any trees or plants which within a period of five years from the completion of the development die, are removed, 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.
C 3. Prior to the occupation of any of the dwellings hereby approved the second carriageway (eastern section) which would run from Gardeners Lane to the estate roundabout as shown on
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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.
C 4. No dwelling shall be occupied until the estate road from the junction of the adopted highway to the access of that dwelling has been constructed at least to base course level and lighting has been provided.
Reason: In the interest of Highway Safety and provide access to each dwelling.
C 5. No dwelling shall be occupied until its parking spaces, as shown on drawing 38.01 have been provided. Such areas shall not be used for any purpose other than the parking 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 in the interests of highway safety.
C 6. No development shall take place until full details of hard landscaping works, which include footpaths and hard surfacing materials have been submitted to and approved in writing by the Department and the hard landscaping works shall be completed in full accordance with the approved details.
Reason: To ensure the provision of an appropriate landscape setting to the development.
C 7. The northern boundary treatment (wall with timber fence above) to Plot C16 as shown on drawing 38.02 is required to be completed prior to the occupation of dwelling C16 and retained thereafter.
Reason: In the interest of visual amenities of the street scene.
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.
Plans/Drawings/Information
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