Officer Report

Application No.: 14/01179/B Applicant: Heritage Homes Ltd Proposal: Erection of ten dwellings to replace those approved under PA 11/00990/B Site Address: Plots A9, A12, A19, A20, A23, A24, A26, A31, A32 & A36 Residential Development Under Construction East of Gardeners Lane and adjacent to EMI Unit Poylldooey Ramsey Isle of Man Case Officer : Mr Chris Balmer Expected Decision Level: Planning Committee

Officer’s Report

THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE DEVELOPMENT CONTROL MANAGER

1.0 THE APPLICATION SITE - 1.1 The application site comprises a parcel of land located on the eastern side of Gardeners Lane in the Poylldooey area of the Ramsey. The surrounding land is currently being residentially developed.

2.0 THE PROPOSAL - 2.1 The proposal comprises the erection of ten dwellings to replace those approved under PA 11/00990/B plots 9, 12, 19, 20, 23, 24, 26, 31, 32 and 36. The proposed development effectively constitutes the revision of the ten dwellings previously approved on the same plots under previous planning application 11/00990/B.

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: - 3.2 Planning application 13/00229/B sought planning approval for the erection of two detached dwellings and a terrace of four dwellings within the application site. The proposed development effectively constitutes the revision of the six dwellings previously approved on the plots A1 - A6 under previous planning application 11/00990/B. This previous planning application. - 3.3 Planning application 11/00990/B sought planning application for the erection of 45 dwellings with associated highways and drainage infrastructure, public open space and landscaping, parts of fields 134273, 134274, 134275, 134276 and adjacent highway east of Gardeners Lane, Poylldooey, Ramsey. This previous planning application was approved on the 31st May 2012.

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 was written to provide an overall development framework for the development of the application site and surrounding land.
• 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 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

• - Ramsey
• - Peel
• - Port Erin
• - Castletown
• - Onchan 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:

• (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;
• (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 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." - 4.8 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."

5.0 REPRESENTATIONS - 5.1 Ramsey Town Commissioners have no objection (received on 21.11.2014) - 5.2 Department of Social Care - Housing Division have comments that they have considered the provision of the 25% affordable housing requirement. However, they note that the application is purely for the amendment of details on the existing project for which a Section 13 Agreement has already been executed for the provision for affordable housing. They conclude there is no additional requirement (received on 21.10.2014).

6.0 ASSESSMENT - 6.1 As highlighted earlier in this report the development proposed by this planning application effectively constitutes the revision of house types on ten plots with the residential development that was approved under previous planning applications 11/00990/B and 13/00229/B. Given the land use designation of the application site and the previous planning approval it is concluded that the principle behind the proposal is not in question. The purpose of the planning application is to assess the acceptability of the proposed dwellings. - 6.2 The key differences between the extant planning approvals for the application site and that proposed by this current planning application is changing the previous approved two bedroom units to three bedroom units. This does not require the alteration of the plots, parking/access or floor levels. The applicants also indicate that the approved level of public open space still meets the requirement even with the additional ten bedrooms. The proposal has little impact on public amenity as the proposal still relates well to the overall surrounding residential development. Similarly, the proposal does not unduly affect private amenity as the positioning and relationship of dwellings is still appropriate for this location. The proposed changes do not alter the overall number of dwellings within the overall residential development nor do they change drainage arrangements, highway arrangements, parking provision or public open space provision.

- 7.0 RECOMMENDATION

7.1 It is recommended that the planning application be approved. - 8.0 PARTY STATUS

8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, the Local Authority in whose

district the land the subject of the application sits, and the Department of Health and Social Care Housing Division.

Recommendation

Recommended Decision: Permitted

Date of Recommendation:

01.12.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

• 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. As required by the approval of PA 11/00990 and 13/00229/B, the last two dwellings of the overall development approved by those applications, which include these ten plots, shall not be occupied until the areas of public open space shown in PA 11/00990 have been turfed with grass and made available for recreational use and the realignment of Gardeners Lane to the north of the roundabout as shown in PA 11/00990 has been completed.

Reason: To ensure acceptable level of Open Space provision and in the Interest of Highway Safety.

This approval relates to drawings reference numbers 2290.11.03 E, 2290.02.05 A, 2290.02.14 B, 2290.02.14 E, 2290.12.02 F, 2290.12.15 F and 2290.12.16 F all received on 13th September 2014.

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 : Approved Committee Meeting Date : 8th December 2014

Signed: Mr C Balmer Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate

YES/NO