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Application No.: 17/00596/B Applicant: Hartford Homes Ltd Proposal: Erection of two detached dwellings with integral garaging and 3 terraced bungalows (forming amendments to PA 16/00232/B) Site Address: Plot 110-114 Royal Park Ramsey Isle Of Man Case Officer : Mr Edmond Riley Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is an almost square parcel of land within a much wider area on which full planning approval exists for an 81-dwelling housing estate to the northeast of Ormly Avenue in Ramsey. The estate is known as Royal Park. - 1.2 On the site, five dwellings have planning approval: a block of three bungalows, and, to the northeast, a pair of detached dwellings of the 'Cambridge' design style.
2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the erection of five dwellings on the site: a block of three bungalows, and a pair of detached dwellings of the 'Raleigh' design style. - 2.2 The bungalow block would be situated slightly further into the site and thus slightly further away from the nearby dwellings than the extant approved location. There would also be a small rearrangement of the fenestration around the entrance doors, but no new or wider apertures are proposed relative to those for which approval exists. - 2.3 The detached dwellings would sit on roughly the same position as those approved: they are, however, slightly smaller in footprint and hence this has provided the extra space for the bungalow block to be shifted slightly from its approved position. The Rayleigh design style has a large and prominent projecting gable feature, with the remainder of the dwelling's mass set behind this. Like many of the other dwellings on the estate it would be finished in a mixture of brick and horizontally laid timber cladding. The proposal would result in there being four Rayleigh-style dwellings sitting alongside one another, which as an arrangement has precedent elsewhere on the estate (albeit with a different dwelling design). - 2.4 Discussion has been had with the Senior Planning Officer (Enforcement), who confirmed that the material change between the proposed site plan and that attached to the Section 13 legal agreement would be insignificant and therefore not require a Deed of Variation. She also noted that the dwellings to be 'affordable' are numbered by Plot on the plan and that those numbers were not subject to change. Finally, the applicant, after a request from the case officer, secured confirmation from the Housing Division within the Department of Infrastructure that they - as signatories to the legal agreement - were also content with the proposal. In this specific circumstance, then, it is not considered that a Deed of Variation is required. This discussion did, though, result in a slightly
3.0 PLANNING HISTORY - 3.1 The reference number for the approved 81-dwelling scheme is PA 16/00232/B. - 3.2 In terms of the dwelling designs proposed, the case officer expressed the following view:
"The layout, design, scale, form and finish of the dwellings are appropriate and would result in a pleasant housing development to live within. There would be a total of nine different housing styles, generally mixed which increase the variety within the street scenes."
3.3 There were a number of conditions attached that should be re-attached on this occasion.
4.0 THE DEVELOPMENT PLAN - 4.1 The application site is within an area zoned as "Proposed Residential" and within the "Ormly Hall" Development Brief Area under the Ramsey Local Plan. The Development Brief is quite prescriptive and the development approved under the 2016 application does not, it is considered, fully comply with all its provisions. That planning approval is judged the key material consideration in the assessment of the current application and, accordingly, it is concluded that the provision of paragraph 1.4.4 of the Strategic Plan applies such that part (a) of General Policy 2 should not, in this case, form a part of the assessment that follows. However, parts (b), (c), (g), (h) and (i) of GP2 do apply, as does Transport Policy 7.
5.0 REPRESENTATIONS AND CONSULTATIONS - 5.1 Highway Services of the Department of Infrastructure offered no objection to the application in comments received 30th June 2017, requesting that the same highway-related conditions as those attached 16/00232/B planning approval be re-attached on this occasion. - 5.2 The Housing Division of the Department of Infrastructure have confirmed that they are content with the amended design and that there is no need to amend the existing Section 13 legal agreement on the wider site. - 5.3 Ramsey Town Commissioners offered no objection to the application in comments received 23rd June 2017.
6.0 ASSESSMENT - 6.1 The application proposes development only slightly amended from that for which extant approval exists. While the design of the new dwelling is acceptable, it is perhaps to be slightly lamented that this would result in something of an unfortunate homogeneity of dwelling designs in this corner of the estate. However, this slight concern could not form a valid reason to refuse the application given the nine dwelling designs that would still be found throughout the wider estate. - 6.2 The new position of the bungalow block is of limited material consequence, but would result in slightly more space between these and the existing dwellings - two of which objected to the initial large scheme. The slightly altered window arrangements are minor but would help provide additional balance to the slightly lopsided front elevation.
7.0 RECOMMENDATION - 7.1 It is recommended that the application be approved. Two conditions are recommended, which are brought across from the previous approval notice subject to slight wording changes. Other conditions attached to the 2016 approval required the completion of public open space prior to the occupation of particular dwellings, which still applies and so are not needed here. Another
condition relating to landscaping relates to the entirety of the development and, again, is best addressed through the 2016 approval.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Recommendation Recommended Decision: Permitted Date of Recommendation: 15.08.2017 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Reason: To ensure adequate pedestrian and vehicular access to each dwelling in the interest of highway safety.
The development hereby approved relates to Drawing 01 A (date-stamped as having been received 17th July 2017) and Drawing 02 (date-stamped as having been received 31st May 2017).
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: 17.08.2017 Determining officer
Signed : C BALMER Chris Balmer Senior Planning Officer
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