DEC Officer Report

Application No.: 20/00310/B Applicant: Ramsey Town Commissioners Proposal: Erection of three mobile huts to be used for changing cubicles Site Address: Temp Beach Changing Shelters Mooragh Promenade Ramsey Isle Of Man Principal Planner: Mr Chris Balmer Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 20.04.2020 _________________________________________________________________

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 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. It is concluded that the proposed works are acceptable and comply with General Policy 2 and Recreation Policy 2 of the Isle of Man Strategic Plan.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings reference numbers 2020-065001, 2020-065-002, 2020-065-003 and 2020-065-004 all received on 12th March 2020.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS IT COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMENDED FOR AN APPROVAL

1.0 THE APPLICATION SITE - 1.1 The application site is a small section of Mooragh Promenade which forms part of the walkway which is within Ramsey. The area is currently hard surfaced (concrete) with the sea wall immediately to the east with the beach and sea beyond.

2.0 PROPOSAL - 2.1 The application seeks approval for the erection of three mobile huts to be used for changing cubicles. The huts would be connected to each other and have an overall width of

• 3.8m, a depth of 1.8m and a maximum height of 2.75m. The hut are proposed to be constructed and finished in timber.

2.2 The proposals are to enable person wishing to swim in the sea to change before or after or when using the beach. They are available for public use. The applicants are Ramsey Commissioners.

3.0 PLANNING HISTORY - 3.1 There are no previous planning applications that are considered material to the assessment of this current planning application.

- 4.0 REPRESENTATIONS

4.1 No comments received at the time of writing this report. - 5.0 PLANNING POLICY

5.1 In terms of local plan policy, the application site is designated as Area C (Residential/Office use) under the Ramsey Local Plan Order 1998. There are no policies within the Ramey Local Plan which are relevant in the determination of this application. The site is not within a Conservation Area.

5.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application: - 5.3 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."

5.4 While not specifically designated as "Open Space" on the local Plan, the use is as such. Accordingly, the below policy is relevant to consider: - 5.5 Recreation Policy 2 states: "Development which would adversely affect, or result in the loss of Open Space or a recreation facility that is or has the potential to be, of recreational or amenity value to the community will not be permitted except in the following circumstances:

• (a) where alternative provision of equivalent community benefit and of equivalent or better accessibility is made available; and
• (b) where there would be an overall community gain from the development, and the particular loss of the open space or recreation facility would have no significant unacceptable effect on local open space or recreation provision or on the character or amenity of the area."

- 6.0 ASSESSMENT

6.1 The principal issues to consider in the assessment of the application are; the principle of developing the site; and the impact upon the character and appearance of the street scene; THE PRINCIPLE OF DEVELOPING THE SITE

6.2 The site is not designated as Public Open Space, but rather residential/office development. There is a design brief for the area (C); however, this relates to the development of land to the west of the Promenade (i.e. land side) which includes the existing buildings and plots of land. For example if someone wished to develop the Promenade Walkway for residential or office development, the Department would strongly resist such development due to the loss of Public Open Space, even though not specifically shown as such on the plans. This is more likely to be a drafting error rather than a aim of the plan. In this case the principle of the huts would be acceptable and would fit well with the actual use of the land and adjacent beach/sea. - 6.3 Further, in terms of Recreation Policy 2 which states that Development which would adversely affect, or result in the loss of Open Space will only be permitted if there would be an overall community gain from the development, and the particular loss of the open space or recreation facility would have no significant unacceptable effect on local open space or recreation provision or on the character or amenity of the area. It is considered the beach huts would have an overall community gain over the existing, which is essential very small section of hardstanding, which makes up a fraction on an area of the entire Promenade. - 6.4 Accordingly, while not specifically designated for such development, it is considered it fits with the actual use of the site/area. THE IMPACT UPON THE CHARACTER AND APPEARANCE OF THE STREET SCENE - 6.5 The proposal will be apparent when passing the site, albeit given their modest size/height, they are unlikely to become prominent features in the street scene. Existing shelters can be found along the Promenade Walkway and these do not appear out of keeping. The same can be said for the proposed beach huts, which were common place along beach fronts in the past. Overall, it is not considered the proposal would have any significant impact to warrant a refusal.

- 7.0 RECOMMENDATION

7.1 Based on the above assessment it is concluded that the proposed works are acceptable and comply with General Policy 2 and Recreation Policy 2 of the Isle of Man Strategic Plan. It is therefore recommended that the planning application be approved. - 8.0 PARTY 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 confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : …Permitted……….... Committee Meeting Date:…05.05.2020

Signed :……………S BUTLER……….. Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officerreport).

Signatory to delete as appropriate YES/NO See below

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