**Document:** Officer Planning Report 10/00355/B **Application:** 10/00355/B — Erection of six dwellings (to replace four previously approved under PA 03/01846/B) **Decision:** Permitted **Decision Date:** 2010-05-25 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36047-lezayre-plot-11-replacement-dwelling/documents/1349810 --- # Officer Planning Report 10/00355/B Due to the zoning of the site the following policies are relevant for consideration:- ## General Policy 2: 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. ### Assessment / Recommendation Given the land use designation of the application site and the extant planning approval (03/01846/B, 08/01319/B \& 08/01971/B) for residential development it is concluded that the principle of residential development is established. The submission of the original planning application (03/01846/B ) that granted planning approval for the residential development of the application site and surrounding land pre-dates the adoption of the Isle of Man Strategic Plan 2007 and therefore Housing Policy 5. As such, this previous planning application was not subject of any requirement to provide affordable housing. However, the then Department of the Local Government and the Environment's Housing and Estates Directorate had discussed the application site with the applicant and it was subsequently agreed that a number of the residential units will made available for the Department's House Purchase Assistance Scheme. There have been two previous applications (09/00247/B and 09/01458/B) which have been approved and relate to changes in the number and type of dwellings within parts of the overall site as approved under application 03/01846/B. These approvals have resulted in an additional 4 dwellings over the original approval. The new scheme will result in additional two dwellings giving a total of 6 additional dwellings. It should be noted that application 09/00247/B proposed that all 7 terraced dwellings would be designated under the Housing Purchase Assistance Scheme for first time buyers. This was up from 4 dwellings under the original approval which is only a voluntary measure given the original approval was before the adoption of the Isle of Man Strategic Plan. Given that the application site has extant planning approval for residential development that does not have any affordable housing requirement it is considered unreasonable to now seek to impose a legal agreement on the application site. Such legal agreement would unduly complicate matters and introduce additional expense to the applicant that could potentially lead to the applicant withdrawing their offer of providing affordable housing. This approach does not set any precedent and is merely seen as a reflection of the planning history of the application site, the extant planning approvals and current circumstance. Regarding the previously approved scheme, there were two pairs of semi-detached dwellings approved on plots 11 to 14. The proposal would result in two blocks, each comprising of three two storey terraced properties. The Commissioners have raised concern that the proposal would be an over intensive use of this development and adversely affect its density. It is considered that the increase from four to six residential units will not have a detrimental impact on the other housing already granted planning permission in the surrounding area. The site contains a mixture of semi-detached, terraced dwellings and apartments. Furthermore, there are already terraced units of three granted opposite the proposed site. The proposed houses will be similar in design with a rendered finish to the block work and pre-made porch canopy to the front of the dwellings. The front doors will be pre-finished hardwood. Each dwelling would have two off street parking spaces allocated to each dwelling and all would benefit from a reasonable sized rear garden for dwellings of this size. The proposed additional dwellings would have no adverse impact upon the visual appearance of the street scene nor would they have an adverse impact upon the future amenities of the neighbouring properties. ## Recommendation In conclusion, given the above reasons, the proposals would not result in an over intensive use of the site, but would provide the required residential amenities for future occupants, without having an adverse impact upon the appearance of the street scene or neighbouring properties. Therefore the proposals would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), for the reasons set out in this report, accordingly, it is recommended that the application be approved. ### Party Status It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Ramsey Commissioners The Water and Sewerage Authority The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 13.05.2010 ## Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval ### N : Notes attached to conditions ### R : Reasons for refusal ### O : Notes attached to refusals ### C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. ### C 2. This approval relates to the erection of six dwellings (to replace four previously approved under PA 03/01846/B) as tourist accommodation as proposed in the submitted documents and drawings 2291 A P L location, 2291 A PL 10 H, 2291 A B R 239(2) and 2291 A B R 240 (2) all received on 15th March 2010. I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005 **Decision Made :** ______________________________ **Authority Meeting Date :** ______________________________ **Signed :** ______________________________ Presenting Officer Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate **YES/NO** ## Planning Report And Recommendations **Application No.:** 10/00355/B **Applicant:** Heritage Homes Ltd **Proposal:** Erection of six dwellings (to replace four previously approved under PA 03/01846/B) **Site Address:** Plot 11 To 14 (including 11a & 13a) Auldyn Walk (development Under Construction To West Of Gardeners Lane) Ramsey Isle Of Man --- ### Considerations **Case Officer:** Mr Chris Balmer **Photo Taken:** ______________________________ **Site Visit:** ______________________________ **Expected Decision Level:** Planning Committee --- ### Written Representations --- ### Consultations **Consultee:** Highways Division **Notes:** Do not oppose **Consultee:** Clerk To The Commissioners **Notes:** ______________________________ object **Consultee:** Drainage Division **Notes:** No objection --- ### Officer's Report The application is before the Planning Committee as the recommendation for an approval is contrary to comments received by the Local Authority. #### Site The application site forms the curtilage of Plots 11 to 14 (including 11a & 13a) Auldyn Walk (development Under Construction to West of Gardeners Lane) Ramsey. The plots form part of a currently under-developed housing developed which is located west Of Gardeners Lane. #### Land Use Zoing / Planning Policy The application site is within an area recognised as being an area of 'predominately residential use', under the Ramsey Local Plan. The site is not within a Conservation Area, nor within an area zoned as High Landscape or Coastal Value and Scenic Significance. --- Ramsey Local Plan Order 1998 13 May 2010 10/00355/B introduce additional expense to the applicant that could potentially lead to the applicant withdrawing their offer of providing affordable housing. This approach does not set any precedent and is merely seen as a reflection of the planning history of the application site, the extant planning approvals and current circumstance. Regarding the previously approved scheme, there were two pairs of semi-detached dwellings approved on plots 11 to 14. The proposal would result in two blocks, each comprising of three two storey terraced properties. The Commissioners have raised concern that the proposal would be an over intensive use of this development and adversely affect its density. It is considered that the increase from four to six residential units will not have a detrimental impact on the other housing already granted planning permission or the surrounding area. The site contains a mixture of semi-detached, terraced dwellings and apartments. Furthermore, there are already terraced units of three granted opposite the proposed site. The proposed houses will be similar in design with a rendered finish to the block work and pre-made porch canopy to the front of the dwellings. The front doors will be pre-finished hardwood. Each dwelling would have two off street parking spaces allocated to each dwelling and all would benefit from a reasonable sized rear garden for dwellings of this size. The proposed additional dwellings would have no adverse impact upon the visual appearance of the street scene nor would they have an adverse impact upon the future amenities of the neighbouring properties. ## Recommendation In conclusion, give the above reasons the proposals would not result in an over intensive use of the site, but would provide the required residential amenities for future occupants, without having an adverse impact upon the appearance of the street scene or neighbouring properties. Therefore the proposals would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), for the reasons set out in this report, accordingly, it is recommended that the application be approved. ### Party Status It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Ramsey Commissioners The Water and Sewerage Authority The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 13.05.2010 --- *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/36047-lezayre-plot-11-replacement-dwelling/documents/1349810*