DEC Officer Report

Application No.: 19/00003/B Applicant: Hartford Homes Ltd Proposal: Erection of two detached dwellings with integral garages Site Address: 60 And 61 Royal Park Ramsey Isle Of Man IM8 3UH Planning Officer: Mr Nick Salt Site Visit: 15.01.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.02.2019 _________________________________________________________________

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 either 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.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 4th January 2019:

• o Hart 42 10 - Site and Location Plan
• o Hart 42 11 - Proposed House Type

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is Plots 60 and 61 of the Royal Park Phase 2 housing development currently under construction. These two plots have been approved (via 16/00232/B and 17/00163/B) for two 5 bedroom detached dwellings towards the north eastern part of the site. The dwellings previously approved were of the 'Berkley' style within the housing development. - 1.2 The approved plans contain a single storey kitchen extension to the rear of the houses in the centre of the rear elevation. The kitchen annex plans approved showed a standard rear window, with a flat roof and cladding finish. Two patio doors were located on either side of the annex.

2.0 THE PROPOSAL - 2.1 Proposed is the alteration of the planning approval granted for plots 60 and 61, specifically to the rear elevation ground floor. The proposed drawings show the kitchen annex, of the same size as previously approved, closer to the north/northeast facing gable walls, and flush with those gables. Additionally the rear elevation of the kitchen would feature 3 pane patio doors, with 2 similar doors also on the rear elevation of the main structure. An additional side door is proposed for the south elevation of the kitchen annexes. - 2.2 In all other aspects, the proposed plans for these 2 plots match those of the plans currently approved (16/00232/B and 17/00163/B).

3.0 PLANNING POLICY - 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 policy that is 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."

- 4.0 PLANNING HISTORY

4.1 The following previous planning applications are considered relevant in the assessment and determination of this application: - 4.2 17/00163/B Alteration of plots 55 and 60 from 'Halifax' to 'Berkley' house type, Royal Park Phase 2. Permitted. This included plot 60 which was then proposed to match that of the existing plot 61 house approved via 16/00232/B. - 4.3 Erection of a residential development of 81 dwellings with associated hard and soft landscaping and on site infrastructure - 16/00232/B - APPROVED at Appeal - 4.4 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. - 4.5 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. - 4.6 Elevational revisions to approved houses types- Phase 1 Ormly Fields, Royal Park off The Vollan, Ramsey - APPROVED

- 5.0 REPRESENTATIONS

5.1 Ramsey Town Commissioners have no objection to the application (18.01.19). - 6.0 ASSESSMENT

6.1 The main concerns for consideration of this planning application is whether the proposals would be acceptable with regard to the visual appearance of the street scene and whether the proposals would impact upon neighbouring amenities.

6.2 Visual impact of the proposals

• 6.2.1 The proposals would not alter the previously approved dwellings appearances when viewed from the street scene. The 'Berkley' type house is among the larger type of dwellings in this development phase and the footprint of the dwellings in plots 60 and 61 would not be altered.
• 6.2.2 The rear elevations of the dwellings would feature more attractive patio door openings and placement of the kitchen which would make better use of the rear garden/patio space. Visually, the proposed alterations to these dwellings would be acceptable and in keeping with General Policy 2 (b&c).
• 6.3 Impact upon neighbour amenities

• 6.3.1 Impact on the proposed dwellings to the rear and sides of the sites would be minimal. Whilst window openings would increase in size on the rear elevations, it is considered that

• there is sufficient distance and boundary fencing proposed so as to prevent any unacceptable overlooking or loss of privacy. The proposal complies with General Policy 2 (g) in this respect.
• 7.0 CONCLUSION

7.1 In summary, the proposed alterations to the housing plots are minor and not considered likely to negatively impact either the visual or neighbour amenity of the area. The application is recommended for approval. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), 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) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 11.02.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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