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Application No.: 10/00392/B Applicant: DHSS Director Of Estates Proposal: Erection of Northern EMI care unit with associated parking and landscaping Site Address: Land On Eastern Side Of Gardeners Lane And North Of Former Railway Line Ramsey Isle Of Man Considerations Case Officer: Mr Chris Balmer Photo Taken: 27/04/10 Site Visit: 27/04/10 Expected Decision Level: Planning Committee Written Representations Consultations Consultee: Highways Division Notes: do not oppose signing. 28.04.10 - do not oppose. Consultee: Clerk To The Commissioners Notes: no objection. Consultee: Manx Electricity Authority Notes: Comments received Consultee: Drainage Division Notes: No objection
THE SITE The site represents the curtilage of undeveloped land on the eastern side of Gardeners Lane and north of former Railway Line, Ramsey.
PLANNING STATUS The application site is within an area recognised as being an area of 'Proposed Residential', under the Ramsey Local Plan. The site is not within Ramsey Conservation Area.
The following policies are therefore considered relevant in the consideration of this application:
12 May 2010 10/00392/B Page 1 of 9
Due to the zoning of the site the following policy is relevant for consideration:- "General Policy 2: 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:
There following planning application is considered relevant in the assessment and determination of this application:-
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 - 03/00790/B - East Of Gardeners Lane Between Greenlands Park And Poylldooey Nature Reserve, Off Gardeners Lane, Poylldooey, Ramsey - APPROVED
Approval in principle for mixed residential scheme, business/industrial park \& landscaping land at Poylldooey, Ramsey - 91/01487/A - Land At Poylldooey, Gardeners Lane, Ramsey - APPROVED
Approval in principle for mixed residential scheme, business/industrial park \& landscaping, land at Poylldooey, Ramsey - 91/00575/A - REFUSED
PROPOSAL The proposal seeks for the erection of Northern EMI care unit with associated parking and landscaping. EMI stand- pr (Eldoy, menta ad inhim)
The applicant, Department of Social Care (previously the Department of Health and Social Security (DHSS)) seek approval for the unit which will accommodate 16 residential care rooms with associated facilities as well as a day care centre all linked with associated vehicle parking and landscaping within the grounds.
The residential care home is generally a residential setting where a number of older people live, usually in single rooms, and have access to on-site care services. A home-registered simply as a care home will provide personal care only - help with washing, dressing and giving medication. This level of care allows for independent living, but the support is there if needed.
Ramsey Commissioners have no objection but make the following observations:- "The Ramsey Town Commissioners recognise that an EMI Unit is needed and is a welcome addition to Ramsey and the North, however the Commission has expressed concerns in respect to the lack of infrastructure to support this particular proposal.
The application site forms part of a wider area to the east of Gardeners Lane for which planning approval has been granted (P.A. 03/0079/B) for the residential development of 175 dwelling. Part of the previous application included the creation of part of a link road between Poyll Dooey Road and the proposed roundabout on Gardeners Lane.
The Commissioners are concerned that the site of the EMI Unit forms part of the previous planning application for which new road and drainage infrastructure was to be provided as part of the approval. The proposed EMI Unit is proposed to connect with the existing drainage on Gardeners Lane and with access only Gardeners Lane. The Commissioners do not consider that this is acceptable and that the development programme as set out in the West Ramsey Development Framework is not being adhered to.
The Commissionerare supportive of the EMI Unit however it is considered that any development on this land is premature until such time as the infrastructure for roads and drainage are in place for this and the remainder of the development site.
Vehicular access onto Gardeners Lane creates additional pressures on the existing roadway which is presently a concern both in terms of loading and in respect of the overall condition of the road construction. Access and egress to Gardeners Lane is therefore severely disrupted when the T.T. course is closed for practicing and racing, which at present four weeks per year. The proposed road infrastructure linking Gardeners Lane to Poyll Dooey Road would allow access to this and other existing and ongoing developments presently served by Gardeners Lane.
The Ramsey Town Commissioners have also expressed concern in respect of additional drainage connecting to the existing sewer system. The original planning application for this area provided new sewer infrastructure to serve the whole of this development including the site presently proposed for the EMI Unit.
It is considered that the proposed refuse bin enclosure which is situated immediately behind the car parking area does not provide suitable access for refuse collection. A bin storage area with more suitable access is required to serve this proposed development.
I trust that these observations will be brought to the attention of the Planning Committee, when considering this application."
The Department of Transport Highway Division:- "Do not oppose." The Water and Sewerage Authority makes no comment on the merit of the proposed development but requests that an informative note be attached to any approval decision notice.
The Manx Electricity Authority makes no comment on the merit of the proposed development but requests that an informative note be attached to any approval decision notice.
The Authority has received no other privately written representations objecting to the application.
The key issues are as follows:- a. Land use; b. The visual impact upon public amenities; c. Highway matters - principally access and parking provision; d. Residential amenities for future occupants; e. The impact on neighbouring properties; f. Control over occupancy; and g. Drainage issues
Land use Dealing with the principle of an "EMI Unit" on the site, as indicated within the history section of this report, this site formed part of a larger site which benefited from planning approval for 175 dwellings (03 / 00790 / B).
The new proposal would result in the replacement of 16 of the previously approved dwellings, within one single building accommodating the 16 residential care rooms with associated facilities as well as a day care centre.
It is considered this use accords with the land-use zoning of the site as proposed residential and is the same as the established use for residential.
The visual impact upon public amenities The site would be within a prominent position, when all of the proposed developments in the surrounding area have been completed.
The proposal would be a single storey building with a central area, with four wings branching of the central area. The finish would comprise of render/brick elevational finish and black concrete roof tiles. The proposed finish and design would be similar to the approved dwellings.
In terms of the visual impact upon the street scene, the proposal would have a significantly lesser impact compared to the previously approved scheme. This is due to the previous approved scheme on the site, proposing four pairs of two storey semi-detached properties ( 8 dwellings) approximately 6 metres from the public highway.
The proposed single storey building would be no closer than 6 metres from the public highway, with the majority being a significant greater distance.
The application also proposed landscaping along the western boundary of the site, adjacent to the highway which is significant more than what was approved under the previous scheme.
It is therefore concluded that the proposal in terms of massing and size when viewed from Gardeners Lane would be appropriate given the reasons indicated above.
Along the southern boundary of the site which is adjacent to the former railway line, it is proposed to erect a 1.8 metre high timber fence. Along this boundary it is also proposed to plant additional trees and shrubs. The boundary treatment along the northern boundary of the former railway line consist of a variety of type and height of trees, bushes and hedgerows, all of which will significant help reduce the appearance of the proposal.
Whilst the proposal would be a more continuous form of built development adjacent to the southern boundary, the single storey nature of the proposal, instead of two storey dwellings and the existing and proposed landscaping; it is considered, the proposal would not have a significant adverse impact upon public view, when viewed from the former railway line.
Highway Matters As part of the development of the adjacent sites, it is proposed to create another lane of traffic along Gardeners Lane. This is a continuation of the existing road layout of Gardeners Lane. This would result in the western boundary of the application site (hedgerows/trees) being retained and forming an island between the existing Gardeners Lane and a brand new Gardeners Lane.
Consequently, to access the site you would have to turn off from Lezayre Road onto Gardeners Lane, drive past the Build Centre and Ramsey Power Station until you reached the new roundabout (north of application site). You would then go right round the roundabout, taking the exit back onto the new Gardeners Lane until you reach the new EMI Unit on the left. To exit the EMI Unit you would be required to turn left, given there would be a one way road system in place.
In respect of highways, the applicant is happy to enter into a condition, so that the unit cannot be occupied until the upgrading of Gardeners Lane as approved under PA 03/00790 and PA 03/01846 is complete, up to and including the new roundabout.
Two entrances would be provided; one which would access to 12 car parking spaces and a turning facility (hammer-head), which would be also where bin collections would take place. The Commissioners have concerns of the bin collection. However, a bin wagon could manoeuvre and turn within the hammer head, and with the bin store being located nearby, bin could be emptied, without affecting the public highway.
The second entrance into the site would again provide turning facilities and five car parking spaces. The proposed driveway would also provide access to a drop off area directly outside the front entrance of the EMI Unit.
Visibility splays of 2.4 metres metres will be provided from both entrances. A Traffic Assessment has been included within the submission; this concludes that the proposed development will likely generate less traffic than the previously approved eight dwellings which it would replace. Therefore it is considered the proposal will not be detrimental to the safety or convenience of the other road users.
The Highway Division have considered the scheme and the potential impacts upon highway and have no objection to the proposal.
Overall, it is considered for the reasons indicated, the proposal would have no adverse impacts upon the pubic highway and therefore complies with the relevant policies within the Strategic Plan.
Residential amenities for future occupants Surrounding the proposed EMI Unit, the scheme includes landscaping and garden /patio areas all linked via new footpaths. All of the proposed residential care bedrooms would have a clear and pleasant outlook over garden areas. Furthermore the living areas (lounge/dining room) would have access via double doors to a large patio area, again with views over garden areas.
Further to this the scheme proposes to plant new trees and shrubs to increase the visual amenities of the site for future occupants.
Overall, it is considered the proposal would provide an attractive, pleasant environment for occupants and visitors to the site.
Impact on neighbouring properties The properties potential impacted by the development is the Milntown Gatehouse which is located to the west of the south-east corner of the application site, and the properties 1 to 21 Greenlands Avenue which are all sited to the west of the application site.
In terms of the potential impact upon the occupants of the Milntown Gatehouse, the dwelling would be located 31 metres west of the site. The previous scheme proposed one of the two storey semidetached dwellings looking towards the Milntown Gatehouse. Whilst this would not cause any significant overlooking given the distance (more than 20 metres); the previous scheme would have more of an impact than the proposed scheme just because of its siting and being two storeys in height.
The proposal being single storey, not being any closer to the Milntown Gatehouse, proposed landscaping along the western boundary and having no windows within the gable elevation facing the property; it is consider the proposal would have less impact than the previous scheme and no significant impact upon the residential amenities of the occupants.
In terms of the impacts upon Greenlands Avenue, the issues are the visual impact upon the outlook, loss of light and/or overlooking resulting in a loss or privacy. It is considered, as the proposal is single storey in nature, there is a 30 metre gap between the proposal and the neighbouring properties and given there is substantial landscaping between the site and neighbouring properties (landscaping either side of former railway), the proposal would have no adverse impacts upon the residential amenities.
Further to this, the previous application was for two storey dwellings, whilst the built development adjacent to the western boundary is more, the single storey nature of the proposal would result in the proposal being less visual when viewed from these neighbouring properties within Greenlands Avenue.
Control over occupancy The site for the proposed development has been put together Department of Social Care. The completed scheme will be run and maintained as a single enterprise and none of the new units are for independent sale.
Drainage issues In terms of flooding issues which are associated with the Poylldooey and Gardeners Lane area, consultation with the Water and Sewerage Authority and the Planning Division has taken place.
It is been indicated that the site lies outside an area of high risk flood zone and therefore there are no issues with the application in terms of flooding and flood prevention measures.
Relating to drainage of the surface water and foul sewage the applicant has proposed to connect to the existing drain as agreed within the previous approval. The Water and Sewerage have considered the scheme and have no objections to the proposal. A more detailed consideration will be given at Building Regulations stage; however, the proposal will follow the lines of the previous approved scheme which is for drained to be upgraded, with foul sewage being taken to the new system in Auldyn Walk (development on the other side of Gardeners Lane) and surface water will drain towards the river via the new section of highway.
In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the proposed development would be acceptable to the Isle of Man Strategic Plan (June 2007) and Ramsey Local Plan 1998 - Planning Circular 2/99.
It is considered that the following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Ramsey Commissioners Water and Sewerage Authority
It is considered that the following parties do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The Manx Electricity Authority
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommendation Recommended Decision: Permitted Date of Recommendation: 11.05.2010 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 permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the erection of Northern EMI care unit with associated parking and landscaping as proposed in the submitted documents and drawings 2386.01.01, 2386.02.01, 2386.03.01, 2386.04.01, 2386.05.01, 2386.04.02 and 2386.04.06 all received on 18th March 2010.
C 3. No development shall take place until full details of hard landscaping works have been submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the EMI Unit. All planting shall be carried out in accordance with the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting.
C 4. The EMI Unit shall not be occupied until the distributor road has been constructed, to the satisfaction of the Planning Authority (as approved in applications 03/00790 and 03/01846) to the full extent of the application site up to and including the new roundabout, as shown in drawing no. 2386.02.01 date stamped the 18th March 2010.
N 1. There are Underground Cables/Overhead Lines present in the area indicated in the planning application. The applicant is advised to contact the Network Operations Department, Manx Electricity
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