Officer Report

Application No.: 17/00163/B Applicant: Hartford Homes Ltd Proposal: Alteration of plots 55 and 60 from 'Halifax' to 'Berkley' house type, Royal Park Phase 2 Site Address: Field 131047 Vollan Crescent Ramsey Isle Of Man Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The site is a parcel of undeveloped land at field 131047 which is located to the south and west of Vollan Crescent and to the south of Ormly Hall within Ramsey. The site is accessed via the existing Royal Park estate road which runs along the entire eastern boundary of the site and provides access to Phase One of the Royal Park development which has been completed. - 1.2 The Royal Park estate road joins Vollan Crescent and is the only vehicular access in or out of the whole Royal Park development. The more recently completed Palm Winds development (five dwellings) also utilises the same estate road and junction onto Vollan Crescent as an access. - 1.3 Field 131047 is currently characterised as agricultural fields which includes a variety of landscaping along all boundaries. The eastern boundary which current fronts onto the Royal Park estate roads comprises of a grass bank with gorse and hedging above.

2.0 PROPOSAL - 2.1 The application seeks approval for the alteration of plots 55 and 60 from 'Halifax' to 'Berkley' house type, Royal Park Phase 2. Essential the changes are that the 'Berkley House' has a width 2 metres less than the 'Halifax House' and the internal layout alters, including the switching of the position of the front integral garage with the living room and the inclusion of a rear single storey flat roofed extension. In terms of the design, form and appearance the proposal is similar.

3.0 PLANNING POLICIES - 3.1 The application sites are within an area recognised as being an area of "Proposed Residential" under the Ramsey Local Plan. The site are not within a Conservation Area. - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application: - 3.3 General Policy 2 states: "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."

3.4 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.

4.0 PLANNING HISTORY - 4.1 The following previous planning applications are considered relevant in the assessment and determination of this application: - 4.2 Erection of a residential development of 81 dwellings with associated hard and soft landscaping and on site infrastructure - 16/00232/B - APPROVED at Appeal - 4.3 Proposed residential estate layout comprising of plots, roads and sewers for 111 mixed density dwellings with associated open space and landscaping - 04/02311/B - Fields 131161, 131047,134070, 131049 & 131085, Ormly Fields And Access Via Vollan Crescent, Ramsey APPROVED AT APPEAL. - 4.4 Proposed detailed house types for phase 1 of residential development comprising 46 plots 04/02310/B - Phase One, Fields 131161, 131047 & 134070, Ormly Fields With Access Via Vollan Crescent, Ramsey - APPROVED AT APPEAL. - 4.5 Elevational revisions to approved houses types- Phase 1 Ormly Fields, Royal Park off The Vollan, Ramsey - APPROVED

5.0 REPRESENTATIONS - 5.1 The Ramsey Commissioners have not commented. - 5.2 Department of Infrastructure Highways Services do not object subject to the following conditions (received on 15.03.2017):-

• 1. Prior to the occupation of any 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.

• 2. Prior to the occupation of any dwelling the road and footway/footpath between the highway and dwelling shall be constructed to at least base course level.

Reason: To ensure adequate pedestrian and vehicular access to each dwelling in the interest of highway safety.

6.0 ASSESSMENT - 6.1 The main considered is whether the proposals would be acceptable upon the visual amenities of the street scene and whether the proposals would impact upon neighbouring amenities. Impact upon the visual amenities of the street scene - 6.2 The proposals would result in slightly smaller dwellings and therefore the spaces between the two dwellings to neighbouring properties would be increased and therefore beneficial to the street scene. The design, form, siting and size of the new dwellings again would be acceptable forms of development. There would still remain a variety of styles of properties along the two respective street scenes and therefore the proposed changes would not have a impact upon the street scenes from this respect. Impact upon neighbouring amenities - 6.3 The dwellings being small and the siting in relation to the two neighbouring properties either side of the two dwellings would have no significant impact upon neighbouring amenities. It is considered the proposals would be beneficial.

7.0 RECOMMENDATION - 7.1 Overall, for the reasons indicated with this report it is concluded the proposals complies with the relevant planning policies of the Isle of Man Strategic Plan and the Ramsey Local Plan and therefore it is recommended the application is approved.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Services of the Department of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 20.03.2017 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. Each dwelling hereby approved shall not be occupied until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the dwelling and shall remain free of obstruction for such use at all times.

Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.

• C 3. Prior to the occupation of any dwelling the road and footway/footpath between the highway and dwelling shall be constructed to at least base course level.

Reason: To ensure adequate pedestrian and vehicular access to each dwelling in the interest of highway safety."

This approval relates to drawings reference numbers 010, 011 and 012 all received on 13th February 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: 28.03.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.