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Application No.: 16/00039/B Applicant: Kelproperties Proposal: Conversion of existing office accommodation into an apartment Site Address: Second Floor Office Kermode House 74 Parliament Street Ramsey Isle of Man IM8 1AQ Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation
1.0 APPLICATION SITE - 1.1 The application site is the second floor of a modern three storey end-of-terrace building on Parliament Street, Ramsey. It is situated on a corner site where Parliament Street and Christian Street cross. The net floor space area of the second floor is 125.5 square metres. The site is not located within a Conservation Area.
2.0 THE PROPOSAL - 2.1 Proposed is change of use of existing office accommodation in an apartment. - 2.2 No external works are proposed.
3.0 PLANNING HISTORY - 3.1 The 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. There seems to be a long standing history of a shop at the ground floor and the following previous application at the building;
12/00752/C - Change of use of first floor of existing Opticians to a self contained office suite PERMITTED
4.0 PLANNING STATUS - 4.1 The application site falls within an area designated for Town Centre, mixed-uses in the Ramsey Local Plan 1998. There are two policies within Planning Circular 2/99, the written statement that accompanies the local plan, which are considered specifically material to the assessment of the planning application which state: Policy R/TC/P3 'Upper floors' states:
''The use of upper floors as retail units, offices and apartments shall be encouraged particularly where premises are currently vacant (see also Policy R/R/P4)''.
Ramsey Local Plan Policy R/R/P4 -
"The upper floors above shops are often under-used. Use of this space for residential purposes will be encouraged, subject to compliance with the Housing (Flats) Regulations."
4.2 Housing Policy 4 of the Isle of Man Strategic Plan 2007 states:
'New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:
4.3 Transport Policy 7 of the Isle of Man Strategic Plan 2007 is relevant:
'The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.'
4.4 Whilst not directly relevant as the site is in a mixed use area rather than a residential area it is considered entirely reasonable to have regard to Housing Policy 17 inasmuch as it sets clear parameters for the creation of flats; "The conversion of buildings into flats will generally be permitted in residential areas provided that:
5.0 REPRESENTATIONS - 5.1 DOI Highways - In accordance with the IOM Strategic Plan 2 off street parking spaces are to be provided. With the conversion of buildings to apartments in recent years on street parking within Ramsey is becoming more of an issue. 21.01.2016. Highways have confirmed that disc zone hours allow parking during the evenings which is satisfactory. 31.03.16. - 5.2 Ramsey Commissioners no objections. 23.02.2016. - 5.3 Fiducs Limited, which gives no details of its relationship to the site, asks that conversion works should be carried at weekends to avoid noise and disturbance to the company on the first floor; this is not a material planning consideration.
6.0 ASSESSMENT - 6.1 The key issues to consider in the assessment of the application are the suitability of the location for residential purposes, residential amenity for future occupiers, and parking. Suitability of location for residential accommodation - 6.2 The site is situated in a central location in Ramsey. The Local Plan zones the area as being in Mixed Use, other uses such as residential taking place on the upper floors. The site is within easy
reach of shops, services, amenities and jobs and is therefore in a sustainable location for new residential development. The proposal would make effective use of previously developed land, and would also add to the vitality of the town centre. The location of the site is sustainable and raises no strategic concerns. The site is considered to be an acceptable location in principle for residential accommodation.
Residential amenity for future occupants
6.3 Housing Policy 17 is clear that new residential units should provide adequate amenity space for future occupiers. While it is noted that this policy refers to "residential areas", and the site itself is zoned for "Mixed Use", it is considered reasonable to have regard to this policy as what is being proposed is residential development. - 6.4 There are three elements to HP17; converting buildings into flats will generally be permitted in residential areas provided that: (a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking; (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms, and (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area. - 6.5 In respect of "a", it is noted that the flat is generously-proportioned and as a town centre development no outdoor amenity space is provided, however they do have access to public amenity spaces, such as Mooragh Lake and the Promenade and Beach. With regards to space for clothes drying there is adequate space and ventilation in the bathroom. Refuse storage will continue on the same basis as the current arrangements for the office use, adequate wheelie/euro bins will be provided in a bin store on the landing. - 6.6 It is noted that the internal layout has been designed so that the living space and the bedrooms all have windows and outlook, however the kitchen area and in particular the bathroom have no natural light. Policy requires that the flats created will have a pleasant clear outlook, particularly from the principal rooms, which the proposed layout would comply with. Access and parking - 6.7 There is no specific parking to be allocated for the development. Whilst there is undoubtedly pressure on kerbside parking in the vicinity, Highways have confirmed that they have no objection and that the local disc zone permits on road parking during the evening, when occupiers are most likely to be home. Conclusion
6.16 Overall it is concluded that the planning application accords to the provisions set out in the Strategic Plan, in particular Housing Policy 17, General Policy 2, and Transport Policy 7 of the Isle of Man Strategic Plan 2007 and as such the application is recommended for approval. - 7.0 RECOMMENDATION
7.1 It is 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, the following persons are automatically interested persons:
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Under the terms of Government Circular 0046/13, Determination of Party Status, Fiducs Limited is not considered to have sufficient interest in the application to be granted interested party status.
Recommendation Recommended Decision: Permitted
Date of Recommendation:
07.04.2016
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
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.
This approval relates to drawings 01, 10, 11 and 100 Rev A and Design and Access Statement all date stamped as received 14 January 2016 and Additional Information received in email dated 7 March 2016.
I can confirm that this decision has been made by the Interim Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 12.04.2016 Determining officer
Signed : J CHANCE Jennifer Chance Interim Director of Planning and Building Control
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