Officer Report

Application No.: 18/00141/B Applicant: Conrod Ltd Proposal: Conversion of ground floor opticians to a hot food and drink establishment (Class 3) Site Address: Kermode House 74 Parliament Street Ramsey Isle Of Man IM8 1AQ Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.03.2018 _________________________________________________________________

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. No customers shall be served or remain in the building outside the following hours

0800hrs to 2200hrs Monday to Thursday 0800hrs to 2330hrs Friday and Saturday 0800hrs to 2000hrs Sundays

Reason: The application has specifically listed these times and the application has been considered on this basis.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings reference numbers (03) 001 and (03) 101 all received on 12th February 2018.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is Kermode House, 74 Parliament Street, Ramsey; a modern three storey end terrace building, located on a corner plot with Parliament Street to the south and Christian Street to the east. The ground floor of this property was until very recently used as an opticians (retail Class 1). - 1.2 The property is located along Parliament Street which accommodates the main retail area for Ramsey. The area is characterised by a number of different retail uses, shops, cafes, restaurants, bakeries, hardware shops, estate agents and takeaways etc. - 1.3 There is no off-street parking associated with this site, as is the case with the majority of properties along Parliament Street. Parking is provided by on-street parking along Parliament Street as well as parking on the Quay side and a number of public car parks nearby.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the conversion of ground floor opticians to a hot food and drink establishment (Class 3).

- 3.0 PLANNING HISTORY

3.1 The application site has been the subject of the following previous planning applications which are considered relevant in the determination of this submission: - 3.2 Conversion of existing office accommodation into an apartment (2nd floor) 16/00039/B - APPROVED - 3.3 Change of use of first floor of existing Opticians to a self-contained office suite 12/00752/C - APPROVED - 3.4 Internal alterations to form examination rooms, display areas and workshop 89/01416/B - APPROVED

- 4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site is in an area designated as Town Centre Mixed Use under the Ramsey Local Plan Order 1998 Map No. 2 (South). The application site is not within the Ramsey Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically material to the assessment of this current planning application:

4.4 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."

4.5 Policy R/TC/P1 Retail Uses states: "There will be a general presumption in favour of retention of retail uses at ground floor level in the main shopping streets (Peel Street, Bourne place, Market Hill, Market Place (West), Parliament Street (excluding Auckland Terrace), East Street, parliament Square (East side). Office uses (including finance related establishments) at ground floor level will not be permitted to occupy more than 30% of the street frontage in any one block between public and vehicular highways in these streets."

- 5.0 REPRESENTATIONS

5.1 The Department of Infrastructure Highway Services has no Highway (on 06.03.2018) - 5.2 Ramsey Town Commissions initial sought additional information (08.03.2018) on the hours of operation; but following this information being provided they have no objection to the scheme (.03.2018).

- 6.0 ASSESSMENT

6.1 The key issues to be assessed in the determination of this application are the impact of the proposed development upon the shopping street of Ramsey, having regard to Policy R/TC/P1 Retail Uses. - 6.2 The application proposes to use the existing ground floor as a coffee shop (Class 3). This use would be a form of retail with the goods sold being drinks and food. It would seem that Policy R/TC/P1 Retail Uses is concerned with how the shopping areas of Ramsey may be undermined by the introduction of too many offices within such areas and therefore sets a limit of no more than 30% in any block. The proposed use as a coffee shop would not breach Policy R/TC/P1 Retail Uses. It is concluded that the development meets with planning policy and is therefore acceptable. - 6.3 The Ramsey Commissioners sought additional information in relation to opening hours, especially on Friday evenings. The applicants have indicated below, which the Commissioners have no objection to:

8am to 10pm weekdays 8am to 11.30pm Friday and Saturday 8am to 8pm Sundays

6.4 A condition should be attached to relate to these hours of operation.

- 7.0 CONCLUSION

7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Ramsey Local Plan and therefore recommended for an 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 a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 27.03.2018 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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