15/00354/BRefused

8 June 2015 · Director of Planning and Building Control (delegated)

Demolition of existing dwelling and erection of four dwellings with garaging

46, Bowring Road, Ramsey, Isle Of Man, IM8 3rh

Received31 Mar 2015

Validated1 Apr 2015

Decided8 Jun 2015

2 months

Received31 Mar 2015

Validated1 Apr 2015

Decided8 Jun 2015

2 months

Why was this refused?

Loss of high-quality architecture and poor replacement design
Overdevelopment and inadequate amenity space
Harm to neighbouring amenity (overlooking No.42 Bowring Road)
Impact on trees and inadequate arboricultural survey
Highway safety risks from poor access visibility

The site at Balladoole, 46 Bowring Road, Ramsey, is a prominent corner plot occupied by an architecturally attractive but neglected historic dwelling with Georgian-style features. The proposal sought full planning approval to demolish it and build two pairs of almost identical three-bedroom semi-detached houses with at…

Refusal Reasons

✗The proposed replacement of an element of high quality architecture with four examples of utilitarian architecture would, in the important visual context offered by the attractive and well-proportioned buildings found on Coburg Road and Bowring Road, be harmful to the sense of place offered by this area and therefore be contrary to the provisions of Paragraphs 7.25.2 and 7.25.3, Strategic Policy 3, Strategic Policy 5 and Environment Policy 42 of the Strategic Plan.
✗In view of the small gardens proposed along with the loss of trees that would have to occur for the proposal to go ahead, as well as the uncomfortable relationship that the four dwellings would have with 42 Bowring Road to the rear, the proposal is judged to represent overdevelopment of the site contrary to parts (b) and (c) of General Policy 2 of the Strategic Plan.
✗The perception of being overlooked from the proposed dwellings would reduce the level of amenity within the garden of no.42 Bowring Road to an unacceptable degree, and therefore the proposal is contrary to part (g) of General Policy 2 of the Strategic Plan.
✗Inadequate attention has been paid to the existing trees on the site, and the proposed redevelopment would result in the loss of a number of important trees on the site that, together, provide important amenity to the area. The tree survey submitted is limited in scope and cannot be relied upon to satisfactorily protect the trees on the site (in particular the large elm to the front of the site), nor does it appear to have assessed the health of the existing trees. As such, the proposal is contrary to part (f) of General Policy 2 of the Strategic Plan.
✗The accesses to parking for Plots 1 and 2 would, given their proposed location so close to the junction of Coburg Road with Bowring Road, result in vehicles being manoeuvred close to this junction. This, coupled with limited visibility in the area, could result in traffic backing up onto Bowring Road and therefore result in a harmful impact on highway safety in the area. The application is therefore contrary to parts (h) and (i) of General Policy 2 of the Strategic Plan.

Documents (9)

Officer Report Decision Notice

Decision Notice

Officer Report

Topgraphical Survey

Proposed Site Plan

Comment 1

Consultation 1

Consultation 2

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Decision & Reasoning

Refused8 June 2015

The officer concluded the proposal was unacceptable primarily because it would replace an element of high-quality architecture (Balladoole, with Georgian-style hipped roofs, prominent chimneys, and sa…

Policies Assessed (9)

SP1

Strategic Policy 1

Requires optimising previously developed land and efficient site use. Site is previously developed residential curtilage, but detailed assessment focused on other policies; principle of residential use accepted due to zoning.

SP2

Strategic Policy 2 - Priority for new development to identified towns and villages

Locates new development in existing towns; site in Ramsey complies, no countryside issues.

SP3

Strategic Policy 3 - To respect the character of our towns and villages

Requires design regard to local character and materials; proposal's utilitarian semis failed to reflect prominent traditional dwellings on Bowring Road, harming town character.

SP4

Strategic Policy 4

Protects/enhances historic buildings and landscape; Balladoole not registered but architecturally significant; demolition regrettable but poor state and lack of registration weighed against unacceptable replacement.

SP5

Spatial Policy 5

New buildings must positively contribute to environment; proposed dwellings lacked quality to match or exceed Balladoole, with simple form, uPVC, and no decorative features.

GP2

General Policy 2

Requires respect for site/surroundings in scale/design, no harm to character/amenity/highways/trees; failed on scale (overdevelopment), amenity (overlooking No.42), trees (f), highways (h/i), and character (b/c/g).

ENV42

Environment Policy 42

Design must reflect local character, no inappropriate development losing green spaces; semis inappropriate for prominent site, would erode sense of place.

HP6

Housing Policy 6

Residential zoning requires accordance with area plan brief or GP2; zoning acceptable but details failed GP2 tests.

TP7

Transport Policy 7

Requires parking per standards; two spaces per dwelling acceptable (one in garage, condition to retain), but accesses failed safety criteria.

Public Comments (4)

SupportRamsey Town Commissioners(parish)

no objection

ObjectionHighway Services, Department of Infrastructure(statutory consultee)

ObjectionForestry Division, Department of Environment, Food & Agriculture(statutory consultee)

ObjectionOwner / occupier of 42 Bowring Road(neighbour)

Consultation Responses

Manx Utilities requests contact prior to works due to nearby underground cables and potential electricity supply needs, while Ramsey Town Commissioners have no objection to the proposal.

Key concern: underground cables/overhead lines present in the area

Manx Utilities

Conditional No Objection

There are underground cables/overhead lines present in the area indicated in you planning application.; Please contact our Network Operations Department, Manx Utilities (Tel. 687687) to discuss working practices around cables and overhead lines which may be required to be diverted before any work can be carried out on site.; Contact the Manx Utilities, Planning Department (Tel. 687781), to discuss the electricity supply for this application.; Manx Utilities requires 24 hours unrestricted access to the cables in the public highway and Manx Utilities will not be liable for any loss of income caused to the applicant as a result of its statutory works.

Conditions requested: applicant must contact the Authority; contact Network Operations Department (Tel. 687687) to discuss working practices around cables and overhead lines which may be required to be diverted before any work can be carried out on site; Contact the Manx Utilities for Electrical Site Safety 5 documents (Tel. 687766) before any work is carried out on site; Contact the Manx Utilities, Planning Department (Tel. 687781), to discuss the electricity supply for this application; Manx Utilities requires 24 hours unrestricted access to the cables in the public highway

Ramsey Town Commissioners

No Objection

the Ramsey Town Commissioners considered the above application at their meeting on Wednesday 20th May, 2015 and have no objection to the proposal.

Why was this refused?

Loss of high-quality architecture and poor replacement design

Overdevelopment and inadequate amenity space

Harm to neighbouring amenity (overlooking No.42 Bowring Road)

Impact on trees and inadequate arboricultural survey

Highway safety risks from poor access visibility

Refusal Reasons

✗The proposed replacement of an element of high quality architecture with four examples of utilitarian architecture would, in the important visual context offered by the attractive and well-proportioned buildings found on Coburg Road and Bowring Road, be harmful to the sense of place offered by this area and therefore be contrary to the provisions of Paragraphs 7.25.2 and 7.25.3, Strategic Policy 3, Strategic Policy 5 and Environment Policy 42 of the Strategic Plan.
✗In view of the small gardens proposed along with the loss of trees that would have to occur for the proposal to go ahead, as well as the uncomfortable relationship that the four dwellings would have with 42 Bowring Road to the rear, the proposal is judged to represent overdevelopment of the site contrary to parts (b) and (c) of General Policy 2 of the Strategic Plan.
✗The perception of being overlooked from the proposed dwellings would reduce the level of amenity within the garden of no.42 Bowring Road to an unacceptable degree, and therefore the proposal is contrary to part (g) of General Policy 2 of the Strategic Plan.
✗Inadequate attention has been paid to the existing trees on the site, and the proposed redevelopment would result in the loss of a number of important trees on the site that, together, provide important amenity to the area. The tree survey submitted is limited in scope and cannot be relied upon to satisfactorily protect the trees on the site (in particular the large elm to the front of the site), nor does it appear to have assessed the health of the existing trees. As such, the proposal is contrary to part (f) of General Policy 2 of the Strategic Plan.
✗The accesses to parking for Plots 1 and 2 would, given their proposed location so close to the junction of Coburg Road with Bowring Road, result in vehicles being manoeuvred close to this junction. This, coupled with limited visibility in the area, could result in traffic backing up onto Bowring Road and therefore result in a harmful impact on highway safety in the area. The application is therefore contrary to parts (h) and (i) of General Policy 2 of the Strategic Plan.

Policies Assessed (9)

SP1

Strategic Policy 1

SP2

Strategic Policy 2 - Priority for new development to identified towns and villages

Locates new development in existing towns; site in Ramsey complies, no countryside issues.

SP3

Strategic Policy 3 - To respect the character of our towns and villages

Requires design regard to local character and materials; proposal's utilitarian semis failed to reflect prominent traditional dwellings on Bowring Road, harming town character.

SP4

Strategic Policy 4

SP5

Spatial Policy 5

New buildings must positively contribute to environment; proposed dwellings lacked quality to match or exceed Balladoole, with simple form, uPVC, and no decorative features.

GP2

General Policy 2

ENV42

Environment Policy 42

Design must reflect local character, no inappropriate development losing green spaces; semis inappropriate for prominent site, would erode sense of place.

HP6

Housing Policy 6

Residential zoning requires accordance with area plan brief or GP2; zoning acceptable but details failed GP2 tests.

TP7

Transport Policy 7

Requires parking per standards; two spaces per dwelling acceptable (one in garage, condition to retain), but accesses failed safety criteria.

Consultation Responses

Manx Utilities requests contact prior to works due to nearby underground cables and potential electricity supply needs, while Ramsey Town Commissioners have no objection to the proposal.

Key concern: underground cables/overhead lines present in the area

Manx Utilities

Conditional No Objection

Ramsey Town Commissioners

No Objection

the Ramsey Town Commissioners considered the above application at their meeting on Wednesday 20th May, 2015 and have no objection to the proposal.