Officer Report

Application No.: 16/00939/B Applicant: Raven Construction Ltd Proposal: Erection of a detached dwelling with integral garage Site Address: Plot Adjacent To 28 Clifton Drive Ramsey Isle Of Man Case Officer : Mr Jason Singleton Photo Taken: 13.09.2016 Site Visit: 13.09.2016 Expected Decision Level: Officer Delegation

Officer’s Report APPLICATION SITE

1.1 The application site is the curtilage of a vacant plot which sits to the west of Clifton Drive near the junction with Romney Wynd. The plot is currently overgrown and rises steeply from the road side to the rear south west corner. The topographical survey indicates there is 2.38m difference in height from the southerly point adjacent ot the highway to the northern point of the site where it shares a boundary with No.14 Romney Wynd. - 1.2 The neighbouring properties that share a boundary to the site is No.28 Clifton Drive which sits to the south and to the rear No.3 Romney Wynd. To the north is a vacant plot but adjoining that plot is No.14 Romney Wynd. - 1.3 The area is characterised by a mixture of detached and semi-detached properties, mostly two storey, painted render finish and concrete tiled roofs. The road into the estate begins to fall away from No.28 and reaches a low point around No.18 Clifton Drive. THE PROPOSAL

2.1 Proposed is the erection of a dwelling with integrated garage with parking to the front of the dwellinghouse. The building would have a footprint 12.0m wide and 10.1m deep and 8.3m to the ridge, giving a total floor area across both floors of 235sq metres. The property would feature 5 bedrooms with 2 ensuite, bathroom, kitchen, utility, lounge and dining with a downstairs w/c and integral garage. - 2.2 The design of the proposal would be set back from the highway by 5.5m opposite the garage doors; would feature a gable peak to the southern aspect of the front façade and a chimney breast with an array of windows on all elevation. The building would be finished in in half facing brickwork to the lower half of the building with brick quoins making up the four corners. The upper half of the property walls would be finished in a painted render. The chimney breast would be external and runs up the south elevation with a single pot on top and finished in the same facing brick. The roof would be concrete interlocking tiles. PLANNING HISTORY

3.1 The application site or part off has been the subject to two previous planning applications that are considered materially relevant to this application;

92/00204/B - Layout of plots; 24, 26; 28;30; and 32 with services. Permitted. DEVELOPMENT PLAN POLICIES

4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Ramsey Local Plan Order 1998. There are no policies with Planning Circular 2/99, the written statement that accompanies the local plan, considered specifically material to the assessment of this current planning application.

4.2 In terms of strategic plan policy, 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; - 4.3 Strategic Policy 1; "Development should make the best use of resources by:

• (a) optimising the use of previously developed land, redundant buildings, unused and underused 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."

4.4 Strategic Policy 2; "New development will be located primarily within our existing towns and villages, or, where appropriate, in suitable urban extensions of these town and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3 (General Policy 3)"

4.6 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:

• (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; (g) does not affect adversely the amenity of local residents or the character of the locality;

4.7 Housing Policy 4; "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."

4.8 Housing Policy 6; "Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with paragraph 6.2 of this plan. Briefs will encourage good an innovative design, and will not be needlessly prescriptive." - 4.9 Transport Policy 4; "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan." - 4.10 Transport Policy 7; "The Department will require than in all new development, parking provision must be in accordance with the Department's current standards".

REPRESENTATIONS

5.1 Highways Services have no objection subject to the application of a condition. (02/09/16)

1. Prior to the occupation of the dwelling the garage, car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.

Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.

ASSESMENT

6.1 The application seeks full approval for the construction of a new dwelling and access off Clifton Drive. The main issues to consider in the assessment of the application are;

• o whether the principle of the development is acceptable;
• o whether the development adversely the effects the character and appearance of the street scene in general;
• o the effect of the amenities of neighbouring properties;
• o whether the dwelling has adequate amenities in itself.
• o the acceptable provision for parking and access and access onto the public highway

6.2 The development of the application site with a new dwelling is in accordance with the land use zoning but will change the appearance of the street scene from a vacant over grown piece of land between two dwellings. The erection of the new dwelling would be visible from Clifton Drive, nonetheless whilst the proposal would alter the appearance of the surrounding area and street scene, it is not considered to be of a scale to cause unacceptable harm to the character of the area. In addition, the erection of a new dwelling would not be out of keeping within the immediate locality given the existing density of housing and established residential areas and the proposed finish would be in keeping with the surrounding properties. - 6.3 With regard to the effect to the neighbouring properties, the windows to the sides would be frosted glazing and would serve a bathroom and a walk in wardrobe, the windows to the rear would not overlook into the property of the rear due to the difference in ground levels between the two properties. - 6.4 The position of the building would ensure the building line is no further forward than it's neighbouring property No.28 or No.14. There would be sufficient amount of land associated with the new proposed dwelling to provide a satisfactory level of amenity for the dwelling. Access to the site is shown from joining the highway to the front and would feature parking for two cars on off the road. The site is large enough to provide a sufficient amount of off-street car parking for both vehicles and therefore is in compliance with Transport Policy 4 and 7 of the Isle of Man Strategic Plan 2007.

RECOMMENDATION

7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2007 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 23.09.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

- C 2.

1. Prior to the occupation of the dwelling the garage, car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.

Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.

This approval relates to drawings sumbitted on the 5th August 2016 referenced; 10-682-01; 10-68202; 10-682-03; 10-682-04 and 01.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 23.09.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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