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Development at Caines Yard, Shipyard Road, Ramsey Statement to Accompany Planning Application
In May 2018 an application was submitted for the demolition of the existing buildings and structures of the builder's yard and the erection of 6 two storey dwellings and 6 three storey dwellings with associated car parking, gardens and a communal refuse store on the site.
This application, 18/00528/B, was refused by the Planning Committee at its meeting of 15 April 2019. The application had been before a previous meeting of the Committee, but a decision was deferred until a site visit had been carried out.
The decision notice was issued on 18 April 2019 and listed four reasons for refusal.
These were 1.By virtue of the siting, scale, massing, bulk and design of the proposed dwellings on plots 7-12 the proposed housing development will have a significant harmful impact on the character of the surrounding area. The layout and overall density coupled with the lack of open space will create a cramped form of development that would unacceptably harm the character of its surroundings. The proposal therefore conflicts with Strategic Policy 3, Strategic Policy 5, Strategic Policy 4, General Policy 2 and Environmental Policy 42 of the Isle of Man Strategic Plan 2016.
side road that will result in a significant adverse impact on the living conditions of residents of properties on this road. The proposal therefore conflicts with General Policy 2 and Transport Policy 4 of the Isle of Man strategic Plan 2016.
Reasons for refusal numbers 1 to 3 were included in the officer's report and recommendation for refusal on the application.
Reason 4 was added by the Planning Committee following the site visit and consideration at the following Planning Committee meeting, at which meeting the Planning Committee members had concluded that "the impact on Marsden Terrace in terms of traffic movements would be unacceptable"
It should be noted from the officer's report that had the application been recommended for approval the reason given as number 3 could have been overcome by a condition being attached to any such approval requiring an ecological impact assessment in relation to bats and breeding birds and their habitats, including mitigation measures.
It should also be noted from the officer's report that the principle of development of the site for residential purposes was found acceptable and that the Planning Committee in their considerations of the application welcomed the principle of development of this site.
Following the refusal of the application our client did not take the matter to Planning Appeal. We were commissioned to produce an amended scheme for the development of the site for residential purposes.
Three sketch options for an alternative development of the site were produced.
All considered the reasons for refusal and were designed to address the concerns raised in the refusal.
Option A comprised of 10 dwellings, a terrace of 6 two bed and a terrace of 4 three bed units. The six two bed dwellings were located in a similar position to those facing Marsden Terrace on the original, now refused, scheme to which there appeared no strong objection in the officer report or the reasons for refusal. These were plots 1-6 on that application, refusal reasons relating to plots 7-12. The four dwellings terrace was located facing the boat yard, with a gable towards Gibson Street and the gable to Marsden Terrace moved away from facing the frontages of numbers 9 to12 Marsden Terrace.
Development at Caines Yard, Shipyard Road, Ramsey Statement to Accompany Planning Application
Option B was similar to option A but comprised 5 dwellings, 2 three bed and 3 two bed units, in the terrace facing Marsden Terrace with the same 4 three bed units facing the boat yard.
Both these Options took access for vehicles from Gibson Street with a pedestrian link to Shipyard Road. A pedestrian link was included from Marsden Terrace to allow residents to pass through the proposed development and access the link through the former gas works site to Shore Road.
Option C comprised 4 no 2 bed semi-detached dwellings facing Marsden Terrace, with driveways, one off Shipyard Road and three off Marsden Terrace, 2 no 3 bed semi-detached dwellings facing the access road taken off Gibson Street and the 4 no 3 bed terraced dwellings facing the boat yard. There was no pedestrian link to Shipyard Road but the pedestrian link through the site from Marsden Terrace was maintained.
These options sketches were sent to both the Planning Authority and the Highways Authority for pre-application consultation requesting guidance on a way forward and any preference for one of the options.
Feed back from both favoured either Option A or Option B. The provision of the 10 dwellings was preferred by the client and the scheme was therefore developed from the favoured Option A.
In his initial consultation the Highway's Officer had given guidance on road construction and visibility splay requirements. He had also indicated the extent of the adopted highway on Gibson Street and asked that the remainder of Gibson Street, a proportion partly fronting the site, be brought up to adoptable standards and be adopted with the site access road. Two developed options for accessing the site were provided to the Highway's Officer for further comment and one was selected by him as the preferred option, this was the option on which the proposals were developed.
The proposals now submitted for Planning Approval take cognisance of and respond to the reasons for refusal of the previous scheme and the consultations which took place with the Highways Officer and Planning Officer following that previous refusal.
The basic design principles are as set out on the attached sketch 2788/Sk01. The development proposal consists of two terraces of houses. A terrace of six dwellings, numbers 1 to 6 , located at the Shipyard Road end of the site and
the other a terrace of four dwellings, numbers 7 to 10 , located at the boat yard end of the site.
Numbers 1 to 6 are two storey 2 bedroom houses whilst number 7 to 10 are generally two storey 3 bedroom houses of a larger area to give variety of choice on the site and to reflect their location overlooking the boat yard and towards Sulby River.
Between these two terraces is the access road, taken off Gibson Street, a parking area for twelve cars, related to dwellings 1 to 6 , and a landscaped area around the parking and adjacent to the access and access road off Gibson Street.
This layout arrangement retains an open outlook aspect from the dwellings of Marsden Terrace.
The existing stone boundary walls to the Gibson Street properties, the boat yard and along the Marsden Terrace frontage are retained. Part of the existing wall of the, to be demolished, workshop on Gibson Street will be retained and lowered and the opening infilled in stone and the wall lowered to match the existing boundary wall on the boat yard to provide a continuation of the boundary to dwelling 7 .
In response to reason 4 of the refusal of the previous planning application no access to the site, either vehicular or pedestrian, is taken from Marsden Terrace.
A pedestrian link is proposed from Marsden Terrace to the shared access road of the development. This is intended for the benefit of the residents of Marsden Terrace to give a pedestrian/cycle route through the site and linking to the former gas works development via the footpath link from that development to Gibson Street. This then provides a link to Shore Road and to Mooragh Park, the beach and recreational facilities, avoiding Shipyard Road.
Vehicular and pedestrian access to the site is taken from Gibson Street, as agreed in consultation with the Highway Authority. The adopted highway of Gibson Street currently extends from Shipyard Road to the boundary position of 17 Gibson Street, a small proportion from there to the end is currently unadopted. It has been agreed with the Highway Authority that this portion be brought up to adoptable standard and adopted with the site access road. The site access road will be a 4.8 metre wide shared surface as agreed with the Highway Authority.
A pedestrian access to the site is provided at the existing access point off Shipyard Road. This footpath serves both the terrace of dwellings numbers 1 to 6 and as a pedestrian link into the development from Shipyard Road.
The footpath will have street lighting and will be adopted as agreed in discussions with the Highway Authority.
Parking is provided for the terrace of six dwellings, numbers 1 to 6 , in the parking area. Twelve spaces are provided, that is 2 per dwelling. Each of the terrace of four terraced dwellings, numbers 7 to 10 , have a garage and a driveway parking area, providing 2 spaces per dwelling.
In addition, as requested in correspondence with the Highway Authority, provision has been made for cycle parking. Each of the six terraced dwellings, numbers 1 to 6 , have a cycle store adjacent to their entrance door, the mid two of the terrace of four, numbers 8 and 9 , have an extended garage to allow for cycle storage and the end two of the terrace of four, numbers 7 and 10 have an area for a cycle store within their garden.
The dwellings on plots 1 to 6 in the previous application did not seem to cause so much concern, the main reasons for refusal of the application relating to the houses on plots 7 to 12 .
This proposed layout retains a similar arrangement for plots 1 to 6 but the orientation and layout of the dwellings has been changed. There are no windows of habitable rooms facing the rear elevations of the houses on Gibson Street. This elevation has the entrances to the houses, circulation areas, stairs and hallways, and bathrooms located on this façade. The habitable rooms are orientated towards Marsden Terrace, the siting of the proposed terrace is such that the elevation faces the workshop building and is not directly opposing the houses of Marsden Terrace.
To address the issues for refusal of the application relating to plots 7 to 12 this area of the site has been redesigned. In place of the two terraces each of three houses, on facing the dwellings on Gibson street and one at right angles with its gable in front of houses 9 to 12 in Marsden Terrace, there is now one terrace of four dwellings. This has been planned to face towards the boat park with its gable now out of line of view of the Marsden Terrace dwellings. The building is no longer of three storeys but gives a two storey elevation on the approach view from Gibson Street and from Marsden Terrace. The layout redesign with the access from Gibson Street, the reduction in dwelling numbers and in car parking produces a landscaped courtyard effect, retaining an open outlook from the houses in Marsden Terrace.
The proposed houses are of traditional construction and of traditional finishes, render to walls and slate effect roofs at a traditional pitch, reflecting the dwellings in Gibson Street and Marsden Terrace.
The new proposals of this application address the reasons given at 1 and 2 for refusal of the previous application. The reduction in density, introduction of landscaped open space, reduction of massing and redesign of the dwellings
Development at Caines Yard, Shipyard Road, Ramsey Statement to Accompany Planning Application Will no longer have a harmful effect on the character of the area nor give rise to overlooking or have a harmful overbearing impact on existing properties. The proposals in this application are not in conflict with Strategic Policies 3, 4, 5, General Policy 2 and Environmental Policy 42 of the Isle of Man Strategic Plan2016.
With access no longer being taken from Marsden Terrace, this proposal addresses the reason given at 4 for refusal of the previous application. The proposals in this application are not in conflict with general Policy 2 and Traffic Policy 4 of the Isle of Man Strategic Plan 2016.
The reason given at 3 for refusal of the previous application related to ecological information. However in his report on the application the Planning Officer had noted that had he been recommending approval then the concerns of this reason would have been met by the imposition of a suitable condition requiring an Ecological Impact Assessment in relation to bats and breeding birds and their habitats, including mitigation measures.
In their consultation response to the previous application the DEFA Ecology team advised that they did not know what birds were nesting but stated likely breeds and recommended measures should they be correct. Manx Wildlife Trust also commented that there "may" be a requirement for a bat survey.
Our client advised that he was aware of a pair of seagulls nesting on a roof. He stated that he would ensure demolition of buildings and structures be carried out outside of the breeding season.
Given the above, and the current position on the Island where no on site survey work can be carried out, our client would accept conditions attached to any approval of this application requiring a) All demolition of buildings and structures be carried out outside of the bird breeding season b) A bat survey of all buildings on site be carried out prior to demolition c) A survey of birdlife on site be carried out prior to any work and should species be identified appropriate mitigation measures, such as provision of bird boxes, be put in place
In the previous application affordable housing was addressed and our client was willing to enter into a Section 13 Agreement regarding the provision of
affordable housing on site. As there were 12 dwellings proposed in that application 3 affordable houses were required. This application is for 10 dwellings, at affordable housing 2.5 units would be required. Our client will accept a condition requiring a Section 13 Agreement for the appropriate number of affordable housing units.
In the previous application there was little or no public open space. In agreement with the Local Authority, Ramsey Town Commissioners, a commuted sum in lieu of this was agreed as was a Section !3 Agreement in this regard.
In the current proposal there is a provision of open landscaped space of approximately 234 square metres, which generally equates to the 240 square metres of amenity space required for these 10 dwellings in the calculation of open space in Appendix 6 of the Isle of Man strategic Plan 2016. As the number of dwellings falls below the 20 threshold for on site provision of formal and childrens' play space provision off site can be considered.
As in the previous application it is noted Mooragh Park is in close proximity and a similar arrangement to pay a commuted sum to the Ramsey Town Commissioners would be acceptable to our client. It is noted that the commuted sum in the previous application was calculated at £ 19854.00.
Our client will accept a condition requiring a Section 13 Agreement for a calculated commuted sum relative to the open space.
The site lies within an area identified by Manx Utilities on their Sulby River Flood Zone Map as an area at High Risk from Tidal Flooding.
A 1 in 200 year event flood level of 5.64 AOD was identified and a request for a freeboard of 600 mm above this level was made, giving a suggested floor level by the Authority 6.24 .
A Flood Risk Assessment was attached to the previous application questioning this 600 mm freeboard and suggesting mitigation measures to achieve the protection, a ground floor level for the hoses was proposed of 5.65 being just above the projected
1 in 200 year occurrence flood level.
Development at Caines Yard, Shipyard Road, Ramsey Statement to Accompany Planning Application This Brown Architects These proposals acknowledge the flood risk and follow similar approach to mitigation as the previous application, which seemed acceptable to all authorities.
The garage floor level of dwellings 7 to 10 will be set at 5.65 with the ground floor of the houses set at 5.75 . The ground floor levels of dwellings 1 to 6 will be set at 5.65 AOD. In lieu of the 600 mm freeboard on floor levels similar mitigation measures are proposed namely a) Removable flood boards to all ground floor accesses b) Raise all electrics fittings etc to a minimum of 600 mm above ground floor levels c) Use of tiled finishes to concrete ground floors d) Use of easily replaceable or removeable materials such as pvc skirtings and the like. e) Use of sustainable underground drainage systems in the parking area.
The site access point off Gibson Street is at the level of 5.77, being above the flood level, and the site levels will be raised for gardens, parking and road to reflect this and the raised floor levels.
The drainage system will be a separated storm water and foul water system as the previous application and the consultations carried out with the Manx Utilities Authority at that time, reference their email of 14 March 2018 to the previous application agent.
The foul drainage will connect to the existing system. The storm water will discharge into the river via a new drainage system. Attenuation tanks will be provided below the car parking area to provide the necessary attenuation to accommodate high tidal levels.
This proposal addresses the reasons for refusal of the previous application and is in accordance with the policies of the Isle of Man Strategic Plan 2016.
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