OUTLINE RESIDENTIAL APPLICATION.
RAMSEY, CAMBRIDGESHIRE.
Shotbolt Engineers Newtown Road Ramsey
Proposed Development: Outline application for 10 x 2-storey dwellings with all matters reserved except access.
Outline application for 10 x 2-storey dwellings with all matters reserved except access.
Shotbolt Engineers Newtown Road Ramsey
Ref. No: 17/01024/OUT | Received: Sat 13 May 2017 | Validated: Tue 06 Jun 2017 | Status: Approved
Introduction
Following an initial planning appraisal whihc identified the suitabiliy of the site the applicant wanted to maximise the development potential of a former engineering works in Ramsey, Cambridgeshire. EN-PLAN were able to secure Outline Planning Approval and improve the commercial value of the site significantly through the planning process. Please see the below for the background to the site and the planning assessment.
Ramsey is a small market town located in Cambridgeshire, England. It is situated approximately 9 miles north of Huntingdon and 20 miles east of Peterborough. Ramsey is part of the Huntingdonshire district. The town of Ramsey has a long history dating back to the medieval period. It was an important center for trade and commerce, and it still retains some of its historic charm today. Some notable landmarks in Ramsey include the Ramsey Abbey Gatehouse, which is the only surviving part of the ancient Ramsey Abbey, and the Church of St. Thomas à Becket, a medieval parish church. Ramsey is surrounded by picturesque countryside and is known for its rural beauty. The town offers various amenities and services to its residents, including shops, schools, healthcare facilities, and recreational opportunities.
The site and Surroundings
The site is a former industrial works located approximately 0.4 miles north of the centre of Ramsey Town Centre. The site is located on the east side of Newtown Road. The site is located at the edge of a residential area with the properties of Millfields adjacent to the east and further properties on Newtown Road to the south. The west of the site borders further industrial works, whilst to the north-east of the site is open countryside.The site is accessed off Newtown Road via an existing access point between 80 and 84 Newtown Road.
The Planning Evaluation
The Oultine Application sought approval of the details of the access, scale, layout and appearance for nine
dwellings. The outline permission was for ten dwellings and also sought permission for landscape details but the current application has been amended since it was first submitted and an improved layout has now resulted in a reduction in the number of dwellings proposed to nine and the agent requested that landscaping be removed as insufficient details had been submitted. The application description was therefore revised to reflect the omission of landscaping as a reserved matter for consideration.
The dwellings are arranged in two groups: the first five detached dwellings are sited to the rear of 80
Newtown Road facing the new internal access; the second group comprises two pairs ofsemi-detached d posed dwellings are two storey and faced in buff brick with fibre cement tiled roofs. All rear gardens are a minimum of 11m in depth.
Principle of development
The principle of residential development was considered acceptabel on a brownfield site in an urban area.. This As the principle of development on the site is already established, the proposed development needs to be assessed against highway safety and amenity as we shall see below. An illustrative layout was submitted using our Architectural Visualisation skills and the Council agreed that development coudl be accommodated on site.
Access and Highway Safety
The site is to be accessed from Newtown Road via an existing access point between 80 and 84 Newtown Road. The Local Highway Authority has commented on the application and has confirmed that it has no objections to the proposed access details subject to conditions. Some of the requestedconditions relating to access width, visibility splays and the submission of drainage details are the same as those appended to the outline permission (i.e. conditions 18, 21 and 23) and therefore it is not necessary to repeat these conditions. If you would like more information on highways matters pelase refer our dedictaed highways page.
The proposed layout includes two parking spaces for each dwelling. Whilst sheds are indicated within the rear curtilages of the dwellings, precise details of cycle parking provision and bin storage have not been provided and shall therefore be secured by condition to ensure compliance with Policy LP16 of Huntingdonshire’s Local Plan to 2036.
The application site is set back behind the road and so will not be prominent in the street scene. In addition, the site lies within a residential area where there is a mix of sizes and styles of property. The layout has been improved since the application was first submitted and the HDC Urban Design Team is now satisfied that the design details are acceptable. The scheme has been amended several times during the lifetime of the application.
Overall, it is considered the proposed dwellings would contribute positively to the area’s character and identity and would not have a significant adverse impact upon visual amenity. Subject to the imposition of conditions, it is considered that the proposed development would accord with Policies LP11 and LP12 of the Huntingdonshire Local Plan and guidance within the Huntingdonshire Design Guide and the requirements of the NPPF.
Amenity
The National Planning Policy Framework and Policy LP14 of the Local Plan seek to protect amenity of neighbouring users and future occupiers. The NPPF 2019 outlines that planning decisions should always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings.
The outline permission established that the site could be developed for ten dwellings. As a result of concerns regarding the reserved matters submission, this has now been reduced to nine dwellings. Officers have fully assessed the impact of the development with regards to amenity, including matters of overlooking, overshadowing, overbearing impact and loss of privacy on existing residents and on the amenities of future occupiers.
Objections were initially received from occupiers of a neighbouring property, but these issues have been resolved through amendments to the scheme, including a reduction to the number of dwellings. The internal layout and interface distances are such that it is not considered that the proposed residential development would give rise to any significant loss of amenity to any neighbouring occupier and that the future occupiers of the proposed development would enjoy a high standard of amenity. The proposed dwellings would achieve good levels of surveillance and where necessary would include windows to the ground floor which would achieve appropriate surveillance over their respective parking areas.
The proposal is therefore considered accord with Huntingdonshire Planning Policy and the NPPF 2019 in this regard. IIssues such as ecology, drainage and archaeology are addressed via condition attached to the outline permission and therefore do not require further consideration. The matter of landscaping shall require the submission of a further application for reserved matters.
CONCLUSION
The principle of development was established at outline stage. This application deals with the details of the access, layout, scale and appearance only of the proposed development. These details have been found to be satisfactory in accordance with the requirements of both local and national planning policy. Having regard to all relevant material considerations, it is recommended that approval be granted for the reserved matters of appearance, access, layout and scale, subject to the imposition of appropriate conditions.
Further Development associated with this site:
-
Reserved matters application for the approval of Landscaping following the approval of 17/01024/OUT
Shotbolt Engineers Newtown Road Ramsey
Ref. No: 21/01891/REM | Received: Mon 16 Aug 2021 | Validated: Wed 24 Nov 2021 | Status: Approved
-
Conditional information for 18/02660/REM: C2 (Architectural detailing) and C5 (Cycle and bin stores)
Shotbolt Engineers Newtown Road Ramsey
Ref. No: 21/80284/COND | Received: Wed 11 Aug 2021 | Validated: Wed 11 Aug 2021 | Status: Condition Reply
How En-Plancan help you with obtaining outline planning consent.
Outline planning permission is useful where the principle of building a residential property on a plot has not yet been established. If outline planning permission is granted it will have to be followed up by a full planning application. En-Plan can help you in establishing the principle of development as we can appraise the site and formaulate a plan to gain consent.
If the land you have identified a parcel of land and would like to explore the development potential of it through our Planning Consultancy please contact us for a free no obligation consultation.
November 2018
New basement and swimming pool approved in the Green Belt,
En-Plan: Planning & Architecture have secured planning approval for a new basement development and swimming pool in the Metropolitan Green Belt in Essex. To see further examples of success in this area please refer to our House Extensions Page.
READ MORE
January 2022
House in Multiple Occupancy approved in Coventry.
En-Plan have gained consent for the change of use of a former taxi office to a house in multiple occupation in Coventry city centre
The apporved unit is located in the heart of the student district of the city and wil generate a sizeable revenue for the owners.
READ MORE
June 2020
Two-storey extension and workshop approved in Unesco World Heritage Site.
Planning permission has been receiedv for both a two-storey rear extension and a new workshop and garage at a property located in Woodside, Ironbridge which is a designated Unesco World Heritage Site.
The project demosntrates our ability to gain approval on challenging sites.
READ MORE
January, 2019
Loft Conversion application submitted in Shrewsbury, Shropshire.
With contemporary zinc clad dormers to the front and rear to compliment the loft conversion this application once approved has the ability to add a real wow factor to the property. We have since gained Building Regulations approval for the technical detail for the project.
READ MORE
November 2022
Holidt let developemnt completed in Chester city centre.
Utilising a contemporary materials palette and the inclusion of a loft conversion to add an additional bedroom this new holiday let unit in the heart of Chester will allow for both short ad long term stays and provide a greater income than if let on a short term assured tennancy basis.
READ MORE
Augsut 2019
Side and rear extensions approved at a detached property in Lowestoft.
En-Plan have received appproval for a new bedroom extension over the existing garage and a new dining room extension ot the rear of a detached residential unit in Lowestoft.
The extension will allow for additional accomodation and an improved family space for the owners to enjoy meals and quality family time.
READ MORE
November 2018
Bungalow re-model approved in Upminster, Essex.
Utilising a contemporary materials palette and the inclusion of balconies to the first floor bedrooms this bungalow re-model approved in Essex and within the Green Belt has now progresses to the building regulations stage where we are waiting on approval so the build can commence.
READ MORE
March 2019
Bungalow re-model completed in Littelover, Derby.
With the inclusion of dormrs to a new loft conversion two additional bedrooms have been added to this bungalow in Derby.
The planning application had to go through extensive negotiation with the Council due to the new dormers facing the adjacent highway.
READ MORE
September 2019
New shop fronatge approved at a shop in Stow-on-the-Wold.
New signage and canopy have been approved at The Organic Shop which is located in the Stow-on-the-Wold Conservation Area.
Due to the nature of the proerty and location it was important to produce a sympathetic design for the new canopy and shop frontage and so a more classical design was utilised.
READ MORE
