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Application No.: 09/00247/B Applicant: Heritage Homes Ltd Proposal: Change of dwelling types and erection of additional dwelling Site Address: Plots 1 To 6 Inc. 2a) Auldyn Walk (Development Under Construction To West Of Gardeners Lane) Ramsey Isle Of Man ### Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Delegated Decision Senior DC Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Clerk To The Commissioners Notes: No objection
The application site forms the curtilage of Plots 1 to 6 Inc. 2a, Auldyn Walk, Ramey. The plots form part of a currently under developed housing developed which is located west Of Gardeners Lane.
The application site is within an area recognised as being an area of 'predominately residential use', under the Ramsey Local Plan. The site is not within a Conservation Area, nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.
The application site and surrounding land has been the subject of a number of planning applications, three of which are considered specifically material to the assessment of this current planning application:-
Planning application 08/01971/B sought planning approval for the erection of alternative dwelling types to allow for affordable housing provision and alteration of underground sewage pumping station. This previous planning application was granted planning approval on the 29th January 2009.
Planning application 03/01846/B sought planning approval for the 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 on land that includes the application site for the current planning application. This previous planning application was granted planning approval on the 25th January 2007.
Planning application 08/01319/B sought planning approval for amendments to dwelling design and dwelling/fence/driveway positions on approved residential development (03/01846/B) on land that includes the application site for the current planning application. This previous planning application was granted planning approval on the 15th September 2008.
PROPOSAL The application seeks approval for the change of dwelling types and erection of additional dwelling. The additional dwelling (2A) would be sited between plots 6 and 7, which in essence would create a row of terraced properties (plot 1 to 6).
REPRESENTATIONS Ramsey Commissioners:- "No objection." The Authority has received no privately written representations objecting to the application.
Due to the zoning of the site the following policies are relevant for consideration:-
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:
Given the land use designation of the application site and the extant planning approval (03/01846/B, 08/01319/B & 08/01971/B) for residential development it is concluded that the principle of residential development is established. The submission of the original planning application that granted planning approval for the residential development of the application site and surrounding land pre-dates the adoption of the Isle of Man Strategic Plan 2007 and therefore the application of Housing Policy 5. As such, this previous planning application was not subject of any requirement to provide affordable housing. However, the Department of the Local Government and the Environment's Housing and Estates Directorate have been discussing the application site with the applicant and it has been subsequently agreed that a number of the residential units will be made available for the Department's House Purchase Assistance Scheme.
Regarding the previously approved scheme, there were a pair of semi-detached dwellings and a terrace of four units approved on plots 1 to 6. Only the terrace properties were designed to meet the criteria of the Department's House Purchase Assistance Scheme. This application proposes all seven terraced units to be comply with the House Purchase Assistance Scheme.
Given that the application site has extant planning approval for residential development that does not have any affordable housing requirement it is considered unreasonable to now seek to impose a legal agreement on the application site. Such legal agreement would unduly complicate matters and introduce additional expense to the applicant that could potentially lead to the applicant withdrawing their offer of providing affordable housing. This approach does not set any precedent and is merely seen as a reflection of the planning history of the application site, the extant planning approvals and current circumstances.
The proposed additional dwelling would have no adverse impact upon the visual appearance of the street scene nor would it have an adverse impact upon the future amenities of the neighbouring properties. It is considered, the proposed scheme which would provide a total of seven dwellings which would fall under the House Purchase Assistance Scheme would be beneficial.
The alterations to the housing types are brought on by the proposed additional dwelling. However, the alterations are all very minor (porch and window alterations) and would have no adverse impact upon the appearance of the dwelling or upon the street scene.
It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), for the reasons set out in this report, accordingly, it is recommended that the application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 07.05.2009
7 May 2009
09/00247/B
N : Notes attached to conditions R : Reasons for refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the change of dwelling types and erection of additional dwelling as proposed in the submitted documents and drawings 2291 APL 016C, 2291 APL 10F, 2291 APL 227 and 2291 APL 228 all received on 17th February 2009.
I confirm that this decision accords with Government Circular No 16/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : Signed : Senior Planning Officer
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