DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 22/00433/A Applicant: Mr Roger Southern Proposal: Approval in principal for the erection of a detached single storey dwelling. Site Address: Plot 18 West Of Watersmeet Riverbank Road Ramsey Isle Of Man IM8 3PR Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.07.2022

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. Application for approval of all of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice or the expiration of two years from the date of approval of the last of the reserved matters, whichever is later.

Reason: To comply with article 26 of the Town and Country Planning (Development Procedure) Order 2019.

• C 2. Approval of the siting, design, external appearance, internal layout of buildings, site layout, drainage, landscaping, means of access (hereinafter called "the reserved matters") shall be obtained in writing from the Department prior to the commencement of the development hereby approved and the development shall only be carried out in accordance with the details as approved.

Reason: To comply with article 26 of the Town and Country Planning (Development Procedure) Order 2019.

• C 3. Notwithstanding condition 2, the reserved matters application referred to in condition 1 shall also include details of:

• a) Access arrangements, including surfacing and any gating;

• b) Visibility splays;
• c) Internal arrangements for a driveway, paths, turning and any garaging;
• d) Surface water drainage; and
• e) Car and bicycle parking to adopted and technical standards.

Reasons: to ensure that the reserved matters application contains sufficient detail in relation to highways matters.

• C 4. The reserved matters shall be for a single storey dwelling (bungalow). Reason: in the interests of local amenity and the streetscene.

This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 of the Strategic Plan.

Plans/Drawings/Information; This approval relates to the documents, applicant's statement, location plan and site plan which have been received on 6th April 2022. _______________________________________________________________

Interested Person Status

Additional Persons

It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

Owners/Occupier of 19 Riverbank Road, Ramsey

as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy and as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of Plot 18, Riverbank Road, Ramsey, a vacant site at the west end of Riverbank Road. The street is an established residential area made up of bungalows.

2.0 THE PROPOSAL - 2.1 The application is seeking approval in principle for the erection of a detached dwelling. All details are reserved for further application.

3.0 PLANNING HISTORY - 3.1 90/01538/B proposed the construction of dwelling with internal garage (two storey) refused on review. - 3.2 89/00352/B proposed the construction of a single storey dwelling - approved

4.0 PLANNING POLICY Site Specific - 4.1 The site is within an area designated as Predominantly Residential Use in the 1982 Development Plan.

4.2 No known planning constraint overlaps with the site. Strategic Policy - 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: Principles of Developments - 4.4 General Policy 2, which provides an overall requirement for all development, states: "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: (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan" - 4.5 Strategic Policy 1 states that development should make the best use of resources, including sites themselves as well as existing and planned infrastructures. This is seconded by Infrastructure Policy 1 by stressing that all development, unless of too small a scale, shall only take place in an area that will ultimately be connected to the IRIS systems. - 4.6 Strategic Policy 2 and Spatial Policy 3 echo each other, stating that new development should be located primarily within existing defined settlements or sustainable urban extensions. PPS and NPD - 4.7 There is no relevant Planning Policy Statement or National Policy Directive that applies to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance

5.1 There is no strategy or guidance applicable to this application. - 6.0 REPRESENTATIONS

6.1 Ramsey Town Commissioners has no objection to this application (24.05.2022).

6.2 DoI Highway Services does not oppose this application (22.04.2022). The comment sets out requirements on highway issues for the applicant to consider in future reserved matter applications which should be conditioned. - 6.3 Owners/Occupiers of 19 Riverbank Road, Ramsey wrote in (01.05.2022) stating the proposed dwelling should be single-storey to fit in with its adjacent plots.

- 7.0 ASSESSMENT

7.1 The main consideration for this application is the land use of the site.

7.2 The site is designed as predominantly residential. Therefore, a detached dwelling complies with the land use designation and the use, in principle, would not prejudice the use of the existing dwellings near the plot. - 7.3 Given the orientation and siting of no. 19, a development on the application site could impact on its outlook. However, it is noted that they have commented and not objected to the principle, and also the plot is large enough to give options in relation to siting. It is also noted that all matters are reserved. Therefore, this is not a reason to refuse. However, noting the character of the area, comments and planning history a condition controlling the height would be appropriate.

- 8.0 CONCLUSION

8.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan. Therefore, it is recommended for an approval. - 9.0 INTEREST PERSON STATUS

9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district which the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 9.2 The decision-maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 19.07.2022 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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