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PLANNING & BUILDING CONTROL RECEIVED ON 24 AUG 2015 DEPT OF ENVIRONMENT AND AGRICULTURE
PLANNING & BUILDING CONTROL RECEIVED ON 2408.15 009791 AUG 2015 DEPT OF ENVIRONMENT AND AGRICULTURE
DEFA, PLANNING AND BUILDING CONTROL DIVISION and Country Planning Act 1999 Date and Officer Initials
AN APPLICATION TO FORM THREE NEW RESIDENTIAL BUILDING PLOTS ON LAND OWNED BY RAMSEY GOLF LINKS LTD.
BROOKFIELD AVENUE RAMSEY ISLE OF MAN IM8 2AH
3.2. There are no policies in the Area Plan that provide direct guidance on the residential development of the application site. However, there is some guidance in the extant Isle of Man Strategic Plan 2007.
3.3. Strategic Policy 1 requires that any development should make the best use of resources by optimising unused land, ensuring the efficient use of sites taking into account the needs for access, landscaping, open space and amenity standards and being located so as to utilise existing and planned infrastructure, facilities and services. The proposals clearly fall within the above requirements.
3.4. In further support of the proposals Strategic Policy 2 states that “new development will be located within our existing towns and villages.” Clearly the application site complies with this requirement as it is located within the Ramsey Town boundary.
3.5. General Policies 2 and 3 relate to development within land use zones with General Policy 3 setting out the exceptions that would support development in those areas which are not zoned for development and which apply to the application site.
3.6. Whilst not supported by any of the exceptions listed (a) to (h), it is considered that exceptional circumstances justify the support and approval for the residential development of the application site taking into consideration all of the matters referred to above.
3.7. In terms of existing landscape and the environment, it is considered that the use of the application site for residential development does not conflict with any of the relevant Environment policies set out in Chapter 7 of the Strategic Plan.
4.1. It is submitted that the proposed use of this site for residential development will make the best use of land not required for golf course purposes. The site will be serviced by a safe access and any potential impact on neighbouring properties will be minimal.
4.2. In light of the above considerations, it is recommended that the Planning Committee grants in principle approval subject to the standard conditions normally applied to an in principle approval.
1.1 This Planning Statement is provided in support of the planning application submitted on behalf of Ramsey Golf Links Ltd which seeks in principle approval for the development of 3 residential plots.
1.2 The application site comprises land in the Club’s ownership that is situated to the immediate north of the existing car park at the Golf Club which is located off Brookfield Avenue, Ramsey.
1.3 The application comprises the following documents;
1.4 The application has been submitted following discussions with the area planning officer with regard to the principle of development on this site, the representative from the Highways Department in relation to issues of access and car parking and the Forestry Department in relation to the identification and condition of trees affected by the proposals.
1.5 Whilst the application site is designated as Golf Course in the extant Area Plan (ie. the Ramsey Local Plan 1998), it has never been used for golf course purposes. The submitted survey plan and photographs confirm that the application site is presently overgrown, includes a number of existing trees and is set at a lower level than the immediately adjoining golf course car park.
1.6 Whilst not strictly a planning related matter, the purpose of the application is to raise much needed funds for the continuation of the Club and in order to enable the future financing of improvements to other parts of the golf course as well as Club facilities. The Ramsey Golf Club and course is an integral and important social focal point as well as a related community facility for this part of the Isle of Man.
2.1. The application seeks in principle approval for 3 dwellings with all details of planning to be dealt with under a subsequent reserved matters application. The area of land on which the three plots would be sited is a relatively steeply sloping section of the property sited to the immediate north of the existing golf club car park.
2.2. The sloping nature of the site which presently comprises filled material lends itself well to the construction of split level dwellings which would follow the line of the slope down to the original ground levels.
2.3. In order to assist the Planning Committee in its assessment of the residential development potential of the site, the applicant’s agent has provided an artist’s impression of a possible house design type and materials which could be used for this site. It is considered that this form of development would sit comfortably on the site with minimal visual impact upon neighbouring properties. Appendix A.
2.4. Improvements to the existing car park area and access off Brookfield Avenue have in recent years been undertaken by the Club with the widening of the existing access involving the purchase of neighbouring property. The alterations to the access layout now proposed relocate the exiting vehicle to a more central position within the Golf Club drive, with the effect of improving the visibility splay distance significantly and achieving the 2.4metre by 50metre highways authority stipulation. A traffic mirror located opposite the access/egress point exists and offers a benefit also.
2.5. On site discussions with the representative from the Highways Department established the required width and length of the access off Brookfield Avenue of 4.1 metres x 6 metres also. This has been achieved with the addition of a planted/grassed area adjacent to the Cynclaire wall boundary moving the vehicles to a more central exit position. A pedestrian footway had been added alongside the boundary of no. 1 Brookfield Terrace also and the new minimum road width of 4.2 m wide running from the entrance into the car park. The Brookfield Avenue/Claughbane estate road falls within a 30 mph zone and a traffic speed survey undertaken by the Highways Department in 2005 confirmed that speed counts fell below the 30 mph limit applicable on this road. It is further proposed to construct two traffic calming humps in accordance with highways specifications to maintain low vehicular speeds of vehicles entering and exiting the car park. For completeness, it has been confirmed that there have been no reported accidents at the access junction with Brookfield Avenue.
2.6. The required sightlines, access widths are provided and confirmed on the submitted plans. Drawing number 14 1070 3
2.7. The existing car park is loosely marked out with parking bays shown by a series of concrete kerbs but with no clear space delineation or traffic direction. Further requirements to ensure that any existing parking spaces are not lost to the development have been provided (as Highways instructed) as part of a redesign of the existing parking area as well as the access arrangements to both the Club’s car park and the proposed development site, a parking report provided by Mr Platt a director of the club confirms that there is adequate parking provision for full use of the golf course at any one time. For daytime parking, the use of the golf club is not restricted by the numbers of car parking spaces available but by the numbers of golfers that can be on the course at any one time. This is further described in Mr Platts submission. See attached parking survey at Appendix B.
2.8. Similarly and in relation to evening events, it is the capacity of the clubhouse function accommodation which dictates numbers of spaces used and not the availability of car parking spaces available.
2.9. Email from the highways department representative highlighting the requirements applicable to this proposal are attached at Appendix C for reference.
2.10. Notwithstanding the fact that the application seeks in principle approval only at this stage, it is the intention to provide a detailed landscaping scheme at the reserved matters stage that provides planting alongside the access road together with planting around the existing car park.
2.11. As part of the detailed design and construction stages the intention will also be to preserve and protect as many of the existing trees as possible as identified in the arbour report. Correspondence has taken place with the area forester and following this advice an arbour report has been compiled identifying the trees, their age and condition which require removal. Arbour report attached at Appendix D.
2.12. The potential impact of the proposals on the existing clubhouse is considered marginal due to the distance between the clubhouse building and the proposed new dwellings. A screening hedge will assist in providing a visual and physical separation between the car park/clubhouse and new dwellings and their dedicated gated residential access. Scaled reference drawing attached at Appendix A.
2.13. With regard to potential impact on neighbouring properties, as with the clubhouse it is considered that the distances to existing neighbouring residences to the immediate east are sufficient to minimise any potential impact. The retention of existing mature trees along the eastern boundary and the differences in levels will also assist in reducing any potential impact.
3.1. The application site is located within the boundaries of the Ramsey Local Plan 1998 which currently represents the extant “Area Plan”. Whilst the application site is not designated for residential purposes it is considered by the Club as superfluous to their needs as a golf club. The site provides no potential for incorporation as part of the golf course nor is it required for any additional parking for the Club. To the immediate west and east are extensive areas zoned as Predominantly Residential whilst to the immediate north is a large area designated as Playing Field.
3.2. There are no policies in the Area Plan that provide direct guidance on the residential development of the application site. However, there is some guidance in the extant Isle of Man Strategic Plan 2007.
3.3. Strategic Policy 1 requires that any development should make the best use of resources by optimising unused land, ensuring the efficient use of sites taking into account the needs for access, landscaping, open space and amenity standards and being located so as to utilise existing and planned infrastructure, facilities and services. The proposals clearly fall within the above requirements.
3.4. In further support of the proposals Strategic Policy 2 states that “new development will be located within our existing towns and villages.” Clearly the application site complies with this requirement as it is located within the Ramsey Town boundary.
3.5. General Policies 2 and 3 relate to development within land use zones with General Policy 3 setting out the exceptions that would support development in those areas which are not zoned for development and which apply to the application site.
3.6. Whilst not supported by any of the exceptions listed (a) to (h), it is considered that exceptional circumstances justify the support and approval for the residential development of the application site taking into consideration all of the matters referred to above.
3.7. In terms of existing landscape and the environment, it is considered that the use of the application site for residential development does not conflict with any of the relevant Environment policies set out in Chapter 7 of the Strategic Plan.
4.1. It is submitted that the proposed use of this site for residential development will make the best use of land not required for golf course purposes. The site will be serviced by a safe access and any potential impact on neighbouring properties will be minimal.
4.2. In light of the above considerations, it is recommended that the Planning Committee grants in principle approval subject to the standard conditions normally applied to an in principle approval.
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