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Application No.: 20/00430/B Applicant: Fynoderee Limited Proposal: Variation of condition 3 of PA 19/01440/B to vary the internal layout of existing development Site Address: Garage/workshop Parsonage Road Ramsey Isle Of Man IM8 2EE Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.06.2020 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: To ensure the uses as proposed and shown on the submitted plans/submitted statement are undertaken as proposed and to ensure in the future such uses do not increase within the building which may have adverse impact upon neighbouring amenities and the application has been judged solely on the proposal as shown and any additional changes would require additional consideration.
It is recommended that the application should be approved as it complies with General Policy 2 and Transport Policy 4 & and Environment Policy 22 of the Isle Of Man Strategic Plan and the Ramsey Local Plan.
This approval relates to the submitted documents and drawings reference numbers 221/001, 221/002 and 221/021f all received on 20th March 2020. _______________________________________________________________
None _____________________________________________________________________________
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 The application seeks approval to vary condition 3 of the previously approval PA 19/01440/B to vary the internal layout which was initially approved. Condition 3 states:
"The development hereby approved shall all be carried out in full accordance with the internal layout as shown on Drawing No 221/021 and uses as outlined within the applicants statement titles "The Fynoderee Distillery - dated 16th December 2019" both received on the 23rd December 2019, unless otherwise agreed in writing by the Department.
Reason: To ensure the uses as proposed and shown on the submitted plans/submitted statement are undertaken as proposed and to ensure in the future such uses do not increase within the building which may have adverse impact upon neighbouring amenities and the application has been judged solely on the proposal as shown and any additional changes would require additional consideration."
2.2 The applicants during pre-application stage comments that the need for the alteration for the internal layout was for the following reasons:
"Client has started to strip out the existing premises in preparation for the works, once the Building Regulations Application has been approved. During that process, it became apparent that the existing structural steelwork has been installed at various levels in some areas, and this gives rise to unacceptably low ceiling heights in areas of the Ground Floor where it was not apparent before the strip-out.
At the Client's request, we attended site to assess if these issues could be 'designed out' and, in collaboration with the Client, we have proposed revised layouts at Ground and First Floor levels, as indicated on our attached drawing number 221/021b. The principle of the revisions is to remove some of the structural steelwork to create a double-height space over the Tour Reception and Tasting Area. At First Floor, this would remove the space for the Distillery Offices and Board Room, but the former can be retained in their existing premises nearby, and a private meeting space has been created in lieu of the Boardroom. The open gallery area, where the Boardroom was originally located, would provide an area for a Gin School/Presentation Area, which could be used in addition to the Reception Area for the
complementary uses outlined in Fynoderee's statement submitted with the Planning Application."
3.0 PLANNING HISTORY - 3.1 The following previous applications on the application site are considered relevant in the determination of this application:
3.2 Planning application 19/00291/C for Change of use to a brewery (retrospective) was approved at appeal subject to conditions covering:
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:
4.4 Environment Policy 22 states, "Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of:
4.5 Environment Policy 24 states, "Development which is likely to have a significant effect on the environment will be required:
4.6 Appendix 5 sets out types of application where it is proposed that they would require EIA in every case. This list includes brewing and malting but does not reference distilling.
4.6 Environment Policy 35 states, "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".
4.6 Business Policy 1 states, "The growth of employment opportunities throughout the Island will be encouraged provided that development proposals accord with the policies of this Plan". - 4.7 Transport Policy 7 states, "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7."
5.1 Highway Services do not object to the planning application (18.05.2020).
5.2 Ramsey Town Commissioners (01.06.2020) have no objection. - 6.0 ASSESSMENT
6.1 Firstly it needs to be understood why Condition 3 was attached in the initial application which was recently approved. Essentially it was to ensure the uses as proposed and shown on the submitted plans/submitted statement are undertaken as proposed and to ensure in the future such uses do not increase within the building which may have adverse impact upon neighbouring amenities and the application has been judged solely on the proposal as shown and any additional changes would require additional consideration.
6.2 In term of floor space there is a reduction as the first floor board room (above main entrance) has be omitted and this area is now a open void. The other main difference is the change of the approved first floor office to a Gin School/Presentation Area. The ground floor will still be the Distillery shop and Distillery Tour Reception and Tasting Area which is similar to what was approved previously.
6.3 The proposed changes are modest and it is not consider the comments and conclusion made under the previously approval would be different even if the current proposal was initially considered. Accordingly, it is considered the proposal is acceptable. - 7.0 CONCLUSION
7.1 Overall, for the reasons indicated within this report it is recommended that the application should be approval as it complies with General Policy 2 and Transport Policy 4 & and Environment Policy 22 of the IOMSP, subject to conditions, be granted. - 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:
considers material. 8.2 The decision maker must determine:
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: 11.06.2020 Determining officer
Signed : S CORLETT Sarah Corlett Principal Planner
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