Planning Department Comments Report

'buildability' and 'safety on site' issues, and economic realities. The choice of painted render indicates the commitment to a scheme which fits in with the local 'character' of painted facades to Ballure Road, which range from small Manx cottages to the large Victorian terraces adjacent to the site. The design proposals also have the potential to produce a catalytic effect for regeneration in the area. Although fundamentally attractive, the adjacent Victorian villas on Ballure Road are not in particularly good decorative order and they would benefit from some improvement works. The construction of a new 'key' quality building on the Ballure Road/Walpole Drive site should encourage other property owners to maintain their buildings so as to benefit from the general upgrading of the locality. The architects have suggested to the Department of Transport/Department of Local Government and the Environment/Ramsey Town Commissioners that environmental improvement works to Walpole Drive to create defined parking bays, upgrade surfacing materials and introduce trees and new street furniture would benefit the area greatly. If implemented this additional work, in the context of a new development, will greatly improve the urban fabric of the area and encourage other parties to initiate improvements. The Application proposals offer an opportunity for transformation and urban regeneration to take place and urgently needed accommodation to be provided. ### Comments by the Planning Department 22 There have been a number of previous planning applications that relate to the site; the more relevant are as follows: - 89/0931 - Approval in principle for demolition of squash courts and erection of residential property, land adjacent to 'Lanterns', Ballure Road, Ramsey. The applicant withdrew this application before any decision was made (see Document 6, Appendix 1). - 95/0508 - Approval in principle for the erection of 4 storey block of flats with associated car parking, site adjacent to The Lanterns, Ballure Road, Ramsey. The application was initially refused on 4 August 1995 and the decision notice issued on 17 August 1995. The Planning Committee confirmed the refusal at review on 15 May 1996 and the review decision notice issued on 10 May 1996. The decision was confirmed on appeal (a copy of the decision notices and Planning Inspector's report is at Document 6, Appendix 4). - 96/1195 - Approval in principle for demolition of existing building and erection of eleven flats with associated parking, Squash Courts site adjacent to Lanterns, Ballure Road, Ramsey. The application was approved on 29 November 1996 and the decision notice issued on 18 December 1996 (a copy of the decision notice is at Document 6, Appendix 6). - 03/01979/B - Erection of block of seventeen flats with associated parking to replace squash courts, Walpole Drive, Ramsey. As the applicant was the Department of Local Government and the Environment the application was automatically dealt with by an appointed Planning Inspector and determined by the Governor in Council. The application was refused on 14 May 2004 by the Governor in Council who accepted the recommendation of the appointed Planning Inspector (a copy of the Planning Inspector's report is at Document 6, Appendix 7). 23 The application site is located within the Ramsey Local Plan, which was approved by Tynwald on 17 November 1998 and came into effect on 1 December 1998. The site is within an area identified as predominantly residential and is not specifically allocated for any purpose. As no policies within Ramsey Local Plan directly relate to the proposed development it is considered that the proposal must be assessed on its individual merit and against its impact on the neighbouring properties. 24 The application proposes the erection of a residential apartment block comprising of 17 units (5 no. 2 bedroom/3 person units & 12 no. 2 bedroom/4 person units). It has been designed for Ramsey Town Commissioners as part of the relocation of existing tenants arising from the regeneration of the Lezayre Estate, Ramsey. 25 There are no specific car parking requirements within the Ramsey Local Plan and the proposed provision of one parking space per residential unit is considered to be acceptable for the location. It is also recognised that the level of car ownership amongst the households to be relocated from the Lezayre Estate is lower than average for the Island. It is understood that the access from Walpole Drive has been discussed with the Department of Transport and is also acceptable. 26 The design of the proposed development has evolved following an examination of the report of the appointed Planning Inspector into PA 03/01979/B. In that report it was concluded that the principle of the development of the site to the density proposed was acceptable but that the contemporary design was unacceptable. The architecture of this proposed development has attempted to take account of the conclusions of the appointed Planning Inspector and has been designed to reflect the rhythm of Ballure Road and Walpole Drive villas and the style of the opposite Ascog Hall. This rationale is further expanded upon within the Architect's Design Statement and is agreed with. 27 The development of the application site by the means proposed is considered to be acceptable, addresses a previous reason for refusal and is supported by the Department. As such, the Department would request that this application is approved subject to the following conditions and notes: Conditions: 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. 2. This approval relates to drawing nos 856008/111, SK101, SK103, SK104, SK105, SK106, SK107, SK108, SK109, SK110 and SK111 date stamped the 18 April 2005. 3. The site boundary shall be set out and maintained thereafter at a height that provides for sightlines of 2.4 metres x 70.0 metres for traffic emerging from Walpole Drive onto Ballure Road. 4. No construction work shall commence until a method statement for the construction of the proposed development has been submitted to and agreed by the Planning Authority. 5. No development shall take place until samples of the materials and details of the proposed colour finishes to be used in construction of the external surfaces of the development have been submitted to and agreed by the Planning Authority. 6. The apartments shall not be occupied until the car parking spaces are formally set out, to the satisfaction of the Planning Authority, and capable of use by residents of the development. 7. The car parking spaces associated to the development must be allocated only to residents of the development and thereafter may only be used by residents of the development. 8. No development shall take place until details of both hard and soft landscaping works have been submitted to and agreed by the Planning Authority. The hard landscaping must be constructed in accordance with the agreed details. The soft landscaping should include tree planting. 9. All planting must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Notes: 1. With regard to condition no. 4 the applicant/developer is advised to discuss the contents of the method statement with the Planning Authority, Highway Authority and Ramsey Town Commissioners prior to its submission. 2. The applicant/developer is advised that prior approval must be obtained from the Operations Section of the Department of Transport before carrying out any work within the highway. This requirement includes the use of the highway during the construction phase, including safety measures and provisions for pedestrian movement past the site (tel. 686665). The applicant/developer should liaise with the Operations Section to agree the footway re-construction specification after the completion of the construction phase of the development. 3. The applicant/developer is advised to consult with the Fire Safety Department as the development falls within the scope of the Fire Precautions (Flats) Regulations 1996. 4. The applicant/developer is advised that for connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant/developer should contact the Isle of Man Water Authority Planning and Projects Section (tel. 695949). 5. The applicant/developer is advised that for connections to flats and apartments the following apply – ‘Water Supply to Flats and Apartments – Regulations’, and if applicable a ‘Form of Undertaking in Respect of Supply Pipes’ will be required. Copies of these documents can be obtained from the Isle of Man Water Authority or alternatively by contacting the Isle of Man Water Authority Byelaws Inspector (tel. 695957).