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Application No.: 20/00215/B Applicant: Mr And Mrs Fred Meadowcroft Proposal: Erection of wall with gate access to rear yard of property Site Address: 31 Parliament Street Ramsey Isle Of Man IM8 1AT Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 31.03.2020 _________________________________________________________________
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
This approval relates to the drawings reference JTM2005-P-00, JTM2005-P-01 and JTM2005-P02 all received on 25th February 2020. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________
1.1 The application site is the curtilage, identified in red, of 31, Parliament Street Ramsey, located to the south of Parliament Street. The property has four storeys, sitting in the middle of a terrace.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the erection of a 2m wall with gate access to rear yard of property. This is to provide security and prevent unauthorised access.
3.0 PLANNING HISTORY - 3.1 This application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
4.0 DEVELOPMENT PLAN POLICIES - 4.1 The site lies within an area of Mixed Use on the Ramsey Local Plan of 1999 and also within Ramsey's Conservation Area.
3.2 The Local Plan contains a policy, R/TC/P1 which 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".
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered materially relevant to the assessment of this current planning application:
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:
Environment Policy 35 reads: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development".
5.0 REPRESENTATIONS - 5.1 Ramsey Town Commissioners have no objections (23.03.2020).
6.0 ASSESSMENT - 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property. - 6.2 The Planning Authority has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2016). This policy indicates that development within Conservation Areas will only be permitted if they would preserve or enhance the character or
appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
6.3 The proposed wall would not be publically visible given it position and amount of built development between it and neighbouring properties. The wall proposed is basic in form and appearance and is a common form of development in the area to the rear of properties. The proposal would preserve the Conservation Area and therefore comply with EP35 and GP2.
7.0 CONCLUSION - 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
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 above who should be given Interested Person Status
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 01.04.2020 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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