Planning Officer Report Recommendation

Planning application - 03/01662/A ## Conditions 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application. 2. This approval relates to the 1:2500 location plan- 1:500 site plan and illustrative dwelling plan date stamped the 7th November 2003. ### Note 1. Without prejudice to any reserved matters application no permission should be conferred by this approval for the erection of the dwelling as show in the illustrative plans submitted. The applicant is advised to discuss the exact form of the dwelling with the appropriate Planning Officer prior to the submission of a reserved matters application. An 13 / 1 / 4 Application no. 03/01662/A Site visited YES Planning report and recommendations General report The application is for approval in principle for the erection of a dwelling on a plot of land in Grove Mount West in Ramsey. Although only approval in principle the applicant has submitted relatively detailed illustrative plans to demonstrate how a small single-storey dwelling with an attached garage could be constructed on the application site. Planning permission (PA97/1601) for approval in principle for the erection of a dwelling on the site was previously refused at appeal. Within their report the Planning Inspector stated that they did not see "any intrinsic objection to the development on the appeal site of a modest sized bungalow such as is typical of many in the immediate area". However significant weight was attached to policy within the then emerging local plan and the Inspector concluded that the "whilst the loss of one large garden area by itself might not much affect local amenity of the area, this open garden area does in fact make a contribution to the general amenity of the area, and loss of many or all of such open spaces would undoubtedly affect the density and character of an area and tend to town cramming". Permission was refused accordingly. The emerging policy referred to be the Planning Inspector became policy R/R/P3 of the Ramsey Local Plan relating to infill and backland sites. This policy states, "within areas zoned for predominantly residential use there will be a general presumption against the development of those sites which provide attractive, natural 'breathing' spaces between established residential buildings. These sites will often include trees, mature landscaping, or simply green space." Whilst the application could undoubtedly accommodate a modest bungalow the principle of development depends on the interpretation of this policy. It is my opinion that the site does not fulfil any use as natural "breathing" space between developments and given that it has been demonstrated that the site can be development without detrimental impact on the neighbouring properties the application of the policy is inappropriate. I recommend that permission be granted. Summary of objections/views Department of Transport - No objection Ramsey Town Commissioners - No objection Hill House - Objection - Permission has previously been refused on the site and the development of the site is contrary to policy R/R/P3 of the Ramsey Local Plan. - Any dwelling over one-storey would overlook their property. - Issue regarding obstruction of access lane during construction. - Boundary issue. - Concern for mature chestnut tree on site. Glenella - Objection - Loss of light. Application no. 03/01662/A - Loss of view. - Permission has previously been refused on the site. Recommendations I recommend that the application be approved subject to appropriate conditions Signed A. Kalan Dated 13/1/04