**Document:** Officer Planning Report **Application:** 09/00247/B — Change of dwelling types and erection of additional dwelling **Decision:** Permitted **Decision Date:** 2009-05-26 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/62384-lezayre-to-6-inc-2a-auldyn-change-dwelling-types/documents/1370425 --- # Officer Planning Report **Application No.:** 09/00247/B **Applicant:** Heritage Homes Ltd **Proposal:** Change of dwelling types and erection of additional dwelling **Site Address:** Plots 1 To 6 Inc. 2a) Auldyn Walk (Development Under Construction To West Of Gardeners Lane) Ramsey Isle Of Man ### Considerations Case Officer : Mr Chris Balmer **Expected Decision Level:** Delegated Decision Senior DC Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Clerk To The Commissioners Notes: No objection ### Officer's Report ### Site The application site forms the curtilage of Plots 1 to 6 Inc. 2a, Auldyn Walk, Ramey. 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 - The Isle of Man Strategic Plan (20th June 2007) ### Planning History The application site and surrounding land has been the subject of a number of planning applications, three of which are considered specifically material to the assessment of this current planning application:- Planning application 08/01971/B sought planning approval for the erection of alternative dwelling types to allow for affordable housing provision and alteration of underground sewage pumping station. This previous planning application was granted planning approval on the 29th January 2009. Planning application 03/01846/B sought planning approval for the residential estate development comprising of roads, plots, sewers and layout for 26 semi detached dwellings, 14 terraced dwellings, 10 apartments, 1 children's nursery, 1 public house with managers accommodation and 2 lock up retail units on land that includes the application site for the current planning application. This previous planning application was granted planning approval on the 25th January 2007. Planning application 08/01319/B sought planning approval for amendments to dwelling design and dwelling/fence/driveway positions on approved residential development (03/01846/B) on land that includes the application site for the current planning application. This previous planning application was granted planning approval on the 15th September 2008. PROPOSAL The application seeks approval for the change of dwelling types and erection of additional dwelling. The additional dwelling (2A) would be sited between plots 6 and 7, which in essence would create a row of terraced properties (plot 1 to 6). REPRESENTATIONS Ramsey Commissioners:- "No objection." The Authority has received no privately written representations objecting to the application. ## Planning Policy 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; (1) 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 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 the application of Housing Policy 5. As such, this previous planning application was not subject of any requirement to provide affordable housing. However, the Department of the Local Government and the Environment's Housing and Estates Directorate have been discussing the application site with the applicant and it has been subsequently agreed that a number of the residential units will be made available for the Department's House Purchase Assistance Scheme. Regarding the previously approved scheme, there were a pair of semi-detached dwellings and a terrace of four units approved on plots 1 to 6. Only the terrace properties were designed to meet the criteria of the Department's House Purchase Assistance Scheme. This application proposes all seven terraced units to be comply with the House Purchase Assistance Scheme. 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 circumstances. The proposed additional dwelling would have no adverse impact upon the visual appearance of the street scene nor would it have an adverse impact upon the future amenities of the neighbouring properties. It is considered, the proposed scheme which would provide a total of seven dwellings which would fall under the House Purchase Assistance Scheme would be beneficial. The alterations to the housing types are brought on by the proposed additional dwelling. However, the alterations are all very minor (porch and window alterations) and would have no adverse impact upon the appearance of the dwelling or upon the street scene. ## Recommendation It is considered that the proposal 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 - Department of Transport Highways Division ## Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 07.05.2009 7 May 2009 09/00247/B ## 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 permitted shall commence before the expiration of four years from the date of this notice. ### C 2. This approval relates to the change of dwelling types and erection of additional dwelling as proposed in the submitted documents and drawings 2291 APL 016C, 2291 APL 10F, 2291 APL 227 and 2291 APL 228 all received on 17th February 2009. I confirm that this decision accords with Government Circular No 16/07 (Delegation of Functions to Senior Planning Officer) Decision Made : Permitted Date : Signed : Senior Planning Officer --- *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/62384-lezayre-to-6-inc-2a-auldyn-change-dwelling-types/documents/1370425*