22 December 2023 · Delegated
Offices, Rectory Court, St Pauls Square, Ramsey, Isle Of Man, IM8 1lb
Permission was granted to convert two vacant office units on the first and second floors of Rectory Court, St Pauls Square, Ramsey, into four residential flats. The offices, which had been empty since 2016 and cover around 212 square metres, occupy the western portion of the building. The upper floors of the rest of the building are already in residential use, with commercial uses at ground floor level. The planning officer assessed the principle of the change of use, the design and visual impact on the surrounding area, and the potential effect on neighbouring amenity. All were found to be acceptable, and the application was approved under delegated authority on 22 December 2023. One condition was attached to the permission.
The application was approved by the Department of Environment, Food and Agriculture under delegated powers. The key planning issues considered were the principle of the change of use, the design and visual impact on the area, and the effect on neighbouring amenity, all of which were found to be acceptable.
Design and visual impact
The proposals therefore are deemed to comply with Strategic Policy 5
Strategic Policy 5: New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies. 4.4 Economy 4.4.1 The Spatial Strategy identifies the Major Employment Areas around the Island. While the majority of business and employment is focused around the Douglas Metropolitan Area, there are other major employment areas at Castletown, the Airport/Freeport, Peel, Ramsey and Jurby. The Department considers the distribution of employment areas provides a spread of employment opportunities around the Island. While recognising the opportunities for small scale local employment within existing centres it is considered new employment should, in the main, be concentrated within existing settlements or those major employment areas referred to in the Island Spatial Strategy and illustrated on the Key Diagram. Existing Local and new Area Plans will provide detailed boundar ies for these areas. From time to time Government may judge it appropriate to offer financial incentives to encourage economic activity or investment in particular parts of the Island.
Priority for new development to identified towns and villages
Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. (1) Open Space is defined in Appendix 1. (2) Sustainable Urban Extensions are defined in Appendix 1 4.3.2 Appendix 3 to the Plan identifies the towns and villages, and also explains why the Department has rejected the idea of a new settlement, which was mooted in the Consultation Draft published in May 2000. 4.3.3 Each of our towns and villages has an ind ividual character arising not only from its geographical position and existing fabric, but also from its historical, cultural, and social background. This character should be protected and enhanced. Accordingly:
General Development Considerations
General Policy 2: 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. 6.3 Development outside of areas zoned for development
Designed to respect the character and identity of the locality
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
The upper floors above shops are often underused. Use of this space for residential purposes will be encouraged subject to compliance with the Housing (Flats) Regulations.
the reuse of upper floor commercial units is further supported by policies R/R/P4
3.15 Policy R/R/P4: Use Of Upper Floors For Residential Purposes The upper floors above shops are often under-used. Use of this space for residential purposes will be encouraged, subject to compliance with the Housing (Flats) Regulations. Change of use from residential to office use will not generally be permitted.
The use of upper floors as retail units, offices and apartments shall be encouraged particularly where premises are currently vacant.
the reuse of upper floor commercial units is further supported by policies R/R/P4 and R/TC/P3
on, it is considered that residential use on upper floors of commercial buildings should continue to be permitted in order to assist in the buildings' maintenance and refurbishment (reference: Policy R/TC/P3). ## Traffic Management
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
