**Document:** DEC Officers Report
**Application:** 14/00516/A — Approval in principle for the demolition of existing dwelling and erection of two semi-detached dwellings with associated on-site parking
**Decision:** Permitted
**Decision Date:** 2014-06-24
**Parish:** Lezayre
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/34623-lezayre-the-mount-demolition-dwelling/documents/1089186

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# DEC Officers Report

## Planning Officer Report And Recommendations [Table omitted in markdown export]

### Officer's Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE IN VIEW OF THE NUMBER OF LETTERS OF CONCERN FROM NEIGHBOURS.

### The Application Site

1. The application site is The Holly, Grove Mount, Ramsey. The site comprises a large detached bungalow on the edge of a built up residential area of the town. The site is relatively flat. It is surrounded by houses on both sides, to the rear and to the other side of the road to the south. The bungalow is not in particularly good condition.

### The Proposal

2. The application seeks approval in principle for the demolition of the existing bungalow and the erection of two semi-detached dwellings. The plans show an indicative layout with on-site parking sufficient for two spaces for each dwelling. There is no indication of the height of the proposed dwellings.

### Planning History

3. The site has no relevant planning history.

### Planning Policy

4. The site is identified as being within a predominantly residential area by the Ramsey Local Plan 1998.

5. The Isle of Man Strategic Plan 2007 contains a number of policies that are considered specifically material to the assessment of this current planning application.

### Strategic Policy 1:

'Development should make the best use of resources by:

- (a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials;
- (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and
- (c) being located so as to utilise existing and planned infrastructure, facilities and services.'

### Strategic Policy 2:

'New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3.'

### Strategic Policy 5:

'New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies.'

### Strategic Policy 10:

'New development should be located and designed such as to promote a more integrated transport network with the aim to:

- (a) minimise journeys, especially by private car;
- (b) make best use of public transport;
- (c) not adversely affect highway safety for all users, and
- (d) encourage pedestrian movement.'

### Spatial Policy 1:

'The Douglas urban area will remain the main employment and services centre for the Island.'

### Spatial Policy 5:

'New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3.'

### General Policy 1:

'The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations.'

### General Policy 2 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:

- (a) is in accordance with the design brief in the Area Plan where there is such a brief;
- (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;

- (c) does not affect adversely the character of the surrounding landscape or townscape;
- (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
- (e) does not affect adversely public views of the sea;
- (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
- (g) does not affect adversely the amenity of local residents or the character of the locality;
- (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
- (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
- (j) can be provided with all necessary services;
- (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
- (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
- (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
- (n) is designed having due regard to best practice in reducing energy consumption.

Housing Policy 4 states:

'New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:

- (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10;
- (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and
- (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14.'

Transport Policy 7 of the Isle of Man Strategic Plan 2007 states:

'The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.'

### Representations

6. Ramsey Parish Commissioners - no response to date.
7. Highways Division - no objection subject to conditions relating to visibility splays and the developer contracting the Highways Service ahead of works starting.
8. Owner/occupier of Wenceling, Grove Mount, Ramsey - objection:
- No objection in principle to a replacement dwelling but has concerns about two dwellings on the site.
- Loss of privacy - concerns that two storey dwellings would overlook them.
- Concerns about the removal of conifer trees on the boundary.
- Two storey dwellings would be out of keeping with the area.
9. Owner/occupier of Grove Edge, Grove Mount, Ramsey - comment as follows:

- Concerns about an increase in height of the properties.
- Possible overlooking of their property.
- Out of keeping with the area which is characterised by detached dwellings.
- Supports the principle of development of the site.

10. Owner/occupier No. 4, Grove Mount, Ramsey - comment as follows:
- Their property is at the rear of the site and on a lower level. They are likely to be most affected by the proposal.
- Concerns about visual impact and that the proposal would be out of keeping with the character and pattern of other dwellings in the area. All other properties are detached.
- Risk of overlooking of their property.
- The plans do not address the overgrown trees on the boundary which are a safety hazard.

11. Owner/occupier No. 4, Grove Mount, Ramsey - comment as follows:
- Owns and lives one of the flats opposite the site.
- Acknowledges that the existing bungalow is dilapidated.
- However, concerns as to what is planned in its place. Two dwellings will be inappropriate. The new dwellings should also not be any higher than the existing.

12. Owner/occupier of No. 4, Grove Court, Ramsey (same property as above) - objection:
- Welcomes development of the dilapidated bungalow.
- Concerned that two dwellings will appear squashed in. Totally against two dwellings on the site.
- The development should be no higher.
- One dwelling on the site would be acceptable.

13. Owner/occupier of No. 3, Grove Mount, Ramsey - comments as follows:
- Their property shares a boundary with the site.
- The property is in a serious state of disrepair. Any attempts to tidy it up are welcomed.
- The site is not big enough for two properties.
- The footprint should only cover that of the existing.
- Any new building should be single storey. A two storey property would affect their amenity.
- Concerns that a garage would be on their boundary and this would be unacceptable due to the change in levels.
- None of the local properties on this "island" are semi-detached.

### Assessment

Whether the site is a suitable location in principle for new residential development

14. The site is identified as being within a predominantly residential area by the Ramsey Local Plan 1998. It is situated in a sustainable urban location not far from the town centre or its amenities. The site has reasonable access to shops, services, jobs and public transport. The proposal would make effective use of previously land. In these regards, the proposal displays a number of good sustainability credentials. The proposal also accords with the strategic aims of the Development Plan which seek to steer new housing to sustainable urban locations such as this. The proposed development is considered acceptable in principle and its acceptability should therefore turn on the following planning issues.

The effect of the proposal upon the character and appearance of the area

15. The immediate area to the north side of Grove Mount is characterised by detached dwellings. The proposal is to replace the existing large bungalow with a pair of semi-detached dwellings. There is no indication of the height of the new dwellings, but it is suggested by the planning officer that either bungalows or dwelling with rooms in the roof would be most suitable given the other single storey dwellings in the area including Grove Edge, the dwelling immediately next door to the west. However, the scale and height of the dwellings are matters that have been reserved to be dealt with at a later date.

16. Local residents have expressed concerns that the development would be out of keeping with the other dwellings in the area. However, there is a block of flats opposite the site as well as another pair of semi-detached dwellings. This is not a Conservation Area and it is considered that the site and area are not so sensitive that they could not accommodate two dwellings without harm to the area. The dwellings could, for example, take the form of a large detached bungalow subdivided into two. It is felt that the site can accommodate two dwellings without detriment to the character and appearance of the area.

The effect of the proposal upon residential amenity

17. Again, the detailed design, form and height of the development are reserved for subsequent approval. It is felt that the site can accommodate two dwellings in a manner which would not harm or intrude upon the amenities of surrounding residents.

Access and parking

18. The Highways Service offers no objection to the application. The necessary visibility can be secured by means of condition.

19. The indicative layout shows two off-street parking spaces per dwelling, which accords with the requirements of Transport Policy 7 of the Strategic Plan. In short, the application demonstrates that two dwellings can be accommodated on the site served by a suitable and safe means of access, with sufficient off-site parking spaces.

RECOMMENDATION

20. It is recommended that approval is granted.

## PARTY STATUS

21. The following parties should be afforded interested person status:

The local authority, Douglas Borough Council is, by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.

The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d.

Owner/occupier of Wenceling, Grove Mount, Ramsey - immediate neighbour Owner/occupier of Grove Edge, Grove Mount, Ramsey - immediate neighbour Owner/occupier No. 4 Grove Mount, Ramsey - neighbour to rear Owner/occupier of No. 4 Grove Court, Ramsey - neighbour opposite

### Recommendation

Recommended Decision: Permitted

Date of Recommendation: 03.06.2014

### Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
- : Notes attached to refusals

#### C 1.

The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013.

#### C 2.

Application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved.

Reason: To avoid the accumulation of unimplemented planning approvals.

#### C 3.

Details of the siting, design, external appearance, internal layout, means of access and landscaping (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the Planning Authority before any development is commenced and thereafter the development shall only be carried out in accordance with the details as approved.

Reason: To comply with the Town and Country Planning (Development Procedure)(No2) Order 2013.

#### C 4.

There shall be no obstruction to visibility greater than 1.05 metres above adjoining road level forward of a line drawn 2 metres back from the nearside carriageway edge at the centre line of the access and extending 36 metres in either direction. Such visibility shall be fully provided before works commence on the development hereby permitted and shall thereafter be maintained at all times.

Reason: In the interests of highway safety.

This approval relates to Drawing Numbers 13 1039 1 (site location plan) and 13 1039 2 (indicative layout) received on 29 April 2014.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made: Approve Committee Meeting Date: 23/6/14

Signed: E Baker Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate ☐ YES ☑ NO

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/34623-lezayre-the-mount-demolition-dwelling/documents/1089186*