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The application seeks approval in principle for the residential development of a parcel of land located between Gibson Street and Marsden Terrace in Ramsey. The application site currently comprises of a builder's yard.
Under the Ramsey Local Plan the site is within an area zoned as light industrial use and covered by the specific area A for the North Shore Area, which states:
"Further industrial or warehousing units beyond those currently with planning consent will not be permitted unless required for the shipyard. There will be a presumption in favour of the relocation/rationalisation of existing service/utility/construction industries in the gas works area to allow for improved traffic circulation in accordance with an adopted traffic management plan, Only after the implementation of this will any surplus land be approved."
To be the best of my knowledge no adopted traffic management plan has ever been undertaken and implemented.
The application site is not within an area of predominantly residential use nor is it zoned for residential development. Accordingly, the application is contrary to the provisions of the zoning of the area within the Ramsey Local Plan. It could be argued that the residential of the site represents brownfield development. Whilst some brownfield development can be acceptable, and indeed a positive use of land, it is still important to assess the impact of the surrounding area both in terms of the impact of the development on the surrounding area and the impact of the surrounding area on the development. The area surrounding the application site is a mixture of terraced housing and industrial development. By its historic nature the existing housing represents high-density development and, I would suggest, not something to be replicated. There is a known traffic and car parking problem within the area and, I would further suggest, that this would only be exacerbated by the residential development of the application site.
A significant number of objections to the application have been received from local residents. Their objections can be summarised as traffic impact, car parking provision, intensity of development, loss of privacy and loss of light. There are also objections from Ramsey Town Commissioners and the Department of Transport Highways Division.
The application was submitted with an illustrative drawing, drawing no. 2744/2, to demonstrate the applicant's perception of how residential development could be accommodated within the application site. Based on this submission it is evident that the intention is to develop three-storey town houses and three-storey apartment blocks. Rather than aid the applicant I believe that this submission actually aids to demonstrate that the application site cannot appropriately accommodate residential development. Firstly, the development would detrimentally impact on the existing surrounding area, which is predominantly two-storey, particularly in terms of traffic, car parking and residential amenity. Secondly, the development would have a poor environment and be unacceptable in terms of quality of residential development created.
I recommend that the application be refused.
Recommended Decision : Refused
Date of Recommendation : 29.11.2004
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
Under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998 the application site is located within an area zoned as light industrial use. Accordingly, the residential development of the application site is contrary to this zoning and viewed as inappropriate.
R 2.
Notwithstanding the above, the Planning Committee consider that the application site could not be satisfactory be developed for residential development without unacceptable detrimental impact on the existing properties and uses within the surrounding area. Conversely, the existing surrounding properties and use mean that any resultant residential environment created within the application site would be poor.
( correct in Uniform )
R 3.
Whilst it is acknowledged that the application seeks approval in principle for the residential development of the application site the illustrative site plan, as shown in drawing no. 2744/2 date stamped the 13th August 2004, is considered to demonstrate that residential development of the application site would be inappropriate in terms of the impact on the surrounding area and the impact of the surrounding area on the application site. With particular reference to this illustrative site plan it is considered that the form of the development as shown is inappropriate by virtue of:
a) the three-storey form and density of development in relation to the surrounding area; b) the impact of the development on the existing levels of traffic within the area and the subsequent detrimental intensification of such levels; c) the inappropriate level of car parking provision; d) the potential for overlooking, loss of privacy and overshadowing; and e) the poor quality of environment and amenity created for the new residential properties.
Decision Made: Refused Committee Meeting Date: 2/12/04
| Application No: | Page of |
|---|---|
| Views Expressed - Name | Invite Inform |
| KENRADE ASSOCIATES FOR APP. ☑ | ☑ |
| RAMSEY COMM. ☑ | ☑ |
| DOT HOLTHWAMS ☑ | ☑ |
| ISM NEWSPAPERS ☑ | ☑ |
| ENVIRONMENTAL HEALTH ☑ | ☑ |
| MR + MRS J EVANS ☑ 2 LOCH VILLAS | ☑ |
| GP COLLETT ☑ 4 LOCH VILLAS Langdon, Queens Grove | ☑ |
| MR G F KOLMEKEN ☑ 8 LOCH VILLAS | ☑ |
| MFPD ☑ | ☑ |
| FM + CM JACKSON ☑ 5 LOCH VILLAS | ☑ |
| MRS S TYLON ☑ 4 LOCH VILLAS | ☑ |
| MR J R BUSSEY ☑ 3 MASTER TERRACE | ☑ |
| MRS G BELWOOD ☑ owns 6 LOCH VILLAS | ☑ |
| R BROWN ☑ Purchasing prop on MASTER TERRACE | ☑ |
| EA KELLY ☑ 18 TEMPLA TERRACE, GIBSON | ☑ |
| MR + MRS D EDWARDS ☑ 8 & 9 MASTER TERRACE FOLIO VUE, MANCHESTER | ☑ |
| MR DJ DUNWELL ☑ 1 MASTER TERRACE | ☑ |
| MRS M E (SMITH) ☑ 1 LOCH VILLAS | ☑ |
| MR J RUSTON ☑ 4 MASTER TERRACE | ☑ |
| MRS L VATEMAN ☑ 5 MASTER TERRACE | ☑ |
| MRS M HARTLEY ☑ 5 SHIPYARD ROAD | ☑ |
| J DUNN ☑ 9 LOCH VILLAS | ☑ |
| MR + MRS NICHOLLS ☑ 11 MASTER TERRACE | ☑ |
| MRS B BROOK ☑ 2 MASTER TERRACE | ☑ |
| MRS RUSTON ☑ 8 TEMPLA TERRACE | ☑ |
| MRS MRS R BELL ☑ 4 TEMPLA TERRACE | ☑ |
| WATER AUTHORITY ☑ | ☑ |
| MS KE BREW ☑ SONERBY, SHIPYARD ROAD | ☑ |
| 1 + 5 + 26 | ☑ |
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