Officer Report

Application No.: 17/01325/B Applicant: Martin And Watson Limited Proposal: Re-roofing of building, installation of new roller shutter door and alterations to external cladding Site Address: Garage/workshop Parsonage Road Ramsey Isle Of Man IM8 2EE Case Officer : Mr Chris Balmer Photo Taken: 17.01.2018 Site Visit: 17.01.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 29.01.2018 _________________________________________________________________

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. The external walls and roller shutter doors on the building must be a dark in colour while the roof should be a dark grey in colour and all being retained thereafter. Reason: In the interests of the character and appearance of the site and surrounding area.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings reference number SM17/441/1 all received on 21st December 2017. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of the Garage/workshop, Parsonage Road, Ramsey which consists of a substantial single and two storey buildings and yard area. The site is located on the eastern side of Tower Road, and northern side of Parsonage Road.

2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the re-roofing of building, installation of new roller shutter door and alterations to external cladding replacing rendered blockwork with sheeting and removing a series of masonry steps linking the lower walling with the higher facade of the building.

- 3.0 PLANNING HISTORY

3.1 The following previous applications are considered relevant in the determination of this application: - 3.2 Conversion of two garages into offices - 08/00387/R - APPROVED - 3.3 Erection of a residential development comprising 17 apartments with associated parking provision - 09/01577/B - APPROVED

- 4.0 DEVELOPMENT PLAN POLICIES

4.1 The application site is within an area of 'Town Centre use' (mixed use), under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998. The site is not within Ramsey Conservation Area, nor are the existing properties Registered. - 4.2 The Strategic Plan, meanwhile, contains several policies of relevance listed below: - 4.3 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."

- 5.0 REPRESENTATIONS

5.1 Highway Services do not object to the planning application (12.01.2018). - 5.2 Ramsey Town Commissioners do not object to the planning application (19.01.2018).

- 6.0 ASSESSMENT

6.1 The material planning issue which need to be taken into is whether the proposed works would have a significant adverse impact upon the visual amenities of the area and upon the individual building. - 6.2 The existing two storey building which is used as a workshop has been in place for many years and its appearance has a detrimental impact upon the appearance of the immediate area, albeit, the buildings within the site which have the main visual impact are not proposed to be altered by this application. The building proposed to be altered/re-clad is mainly hidden from the majority of public views given surrounding built development both within the site and outside the site. - 6.3 Overall it is considered the proposed works will improve the appearance of the existing building and be of benefit to the visual amenities of the area as a whole.

- 7.0 CONCLUSION

7.1 It is therefore recommended that approval, subject to conditions, be granted. - 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:

• * whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• * 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 a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 29.01.2018 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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