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Application No.: 17/00930/B Applicant: Fynoderee Limited Proposal: Conversion of existing building to a distillery, to include lifting and replacement of existing roof and alterations to the front elevation and installation of double doors Site Address: 10 West Quay Ramsey Isle Of Man IM8 1DW Case Officer : Mr Chris Balmer Photo Taken: 13.09.2017 Site Visit: 13.09.2017 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 04.10.2017 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: In the interests of the residential amenity of the area and as the application has specifically listed these times and the application have been considered on this basis.
This approval relates to drawings reference numbers 175/001 and 175/010 both received on 29th August 2017 and 175/020a received 29th September 2017.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE PROPOSAL COULD BE CONSIDERED TO BE CONTRARY TO THE LAND USE DESIGNATION
1.0 THE APPLICATION SITE - 1.1 The application site is 10 West Quay, Ramsey which is a single building with mono pitched roof with a large glazed shop front with pedestrian doorway which both directly face towards the Quayside. The building appears in a poor state of repair. To the eastern side of the building is a vehicular gated access which leads to an open yard area which runs along the side of the building. However this section does not serve the application site but the rear of properties along Parliament Street.
2.0 THE PROPOSAL - 2.1 Full planning approval is sought for conversion of existing building to a distillery, to include lifting and replacement of existing roof and alterations to the front elevation and installation of double doors. - 2.2 The proposed would be micro-distillery for the production of Manx spirts, namely gin, rum and whiskey. The site would also be proposed to have pre-arranged visits for people to view the facilities and taste the produce. The applicants are also proposing to sell their produce from the site as well as wholesale, via off licences on the IOM and a range of ecommerce purchase options for export worldwide. - 2.3 The proposal also includes alteration to the external alterations and finishes of the building. The mono pitch roof would be replaced with a flat roof, while the front elevation would see the existing shop front (window/doorway) being removed and replaced with a pair of timber doors. It is proposed to open the timber doors and have a fully glazed window and doorway setback behind, so that people walking past the building can see into the distillery and to provide more natural light into the building. The front elevation would also be changed in terms of materials used, from a painted render to a mixture of Manx stone facing and a painted render coloured a putty colour.
3.1 The following previous applications are considered relevant in the determination of this application: - 3.2 Alterations and erection of extension to rear of existing shop - 14/00342/B -APPROVED - 3.3 Alterations and extension to rear of shop - 01/00707/B - APPROVED
4.1 The Ramsey Local Plan identifies the site for Mixed Use - Town Centre purposes. The site is also within a Conservation Area. - 4.2 The Written Statement accompanying the Local Plan has one policy, R/TC/P6, which is considered relevant. It reads: "The West Quay area is allocated for mixed use, with a presumption in favour of rehabilitation and conversion (as against demolition) of the warehouse buildings". As the site does not contain a warehouse building, it is not considered that the second element of this policy is especially relevant. - 4.3 The Strategic Plan, meanwhile, contains several policies of relevance listed below: - 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:
4.5 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:
4.6 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". - 4.7 Transport Policy 7: "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 and make the following comments (25.09.2017): "The proposals are to convert and refurbish an existing building for retail storage into a microdistillery and associated accommodation.
The site is located in the town centre of Ramsey and is therefore close to local amenities and public transport links. Given the type of use, it is not expected there will be a material increase in traffic generation in comparison with the previous use. Service vehicle access arrangements are limited but there is a yard to the side of the building that could be used, failing that delivery / collections associated with proposed use are catered for on West Quay in front of the building.
There is no off street parking proposed with the proposals however, given the site's sustainable location and the fact that there are car parks nearby, this is not an issue that raises concerns to such an extent to warrant a reason for refusal.
The proposals are therefore considered acceptable from a highways aspect. There are no suggested conditions."
5.2 Ramsey Town Commissioners fully support the planning application (25.09.2017).
6.1 The material planning issues which need to be taken into account are; the principle for the use of the existing building; potential visual impact upon the conservation area; the potential impacts upon highway safety/parking provision, and potential impact upon neighbouring amenities. THE PRINCIPLE FOR THE USE OF THE EXISTING BUILDING - 6.2 In relation to the use of the building, the site is designated as "mixed uses" within a "town centre" location. The proposed use would be regarded more as a light industry process. This could be considered not to strictly comply with the "Mixed Use - Town Centre" land use designation, namely as the Local Plan does define other sites which are designed with the same "Mixed use" but also with a "light industrial" designation. This site is not within this "light industrial" designation. Notwithstanding this, the Quayside in this area does still have a variety of uses which again would arguably not fall within this "Town Centre" designated, being car showrooms, agricultural trade sales and a number of public houses. - 6.3 Further, in paragraph 9.6 of the Ramsey Local Plan this states:
"Workshops, warehouses and trading stores form an important element of land use on the East and West Quays and their impact and demand on the town centre are different from retail uses….".
6.4 The paragraph also states:
"…it is considered important to encourage the retention of the harbour trade which helps maintain the vitality and interest of the town centre."
6.5 The proposed use is a micro-distillery which is not significant in size or scale and would have some ancillary elements of retail by people visiting the site to visit and purchase drinks produced on site. However, the main use would be light industry and give the above reasons it is considered such use on this site is considered appropriate and to the character of uses along West Quay. It is also noted that this site has previously been granted planning approval to be used as a retail unit, therefore the retail aspect of this new proposal would again be considered acceptable. POTENTIAL VISUAL IMPACT UPON THE CONSERVATION AREA - 6.6 The site is within a Conservation Area and, as such, any and all development should seek to preserve or enhance the character of that Conservation Area. The removal of the existing shop front and replaced as proposed will represent a vast improvement over the appearance of current building, which has a detrimental impact to the area currently. The proposal would introduce a flush wall fan which faces the adjacent yard area of the property. However, from a visual point of view, this would be limited due to the tall gate to the yard and given its position, size and running flush with the wall. Accordingly, it is considered all the proposed works should be commended, beneficial to the visual amenities of the area and to the individual building complying with General Policy 2 and Environment Policy 35 POTENTIAL IMPACTS UPON HIGHWAY SAFETY/PARKING PROVISION - 6.7 In terms of parking provision, there is no parking provision provided within the site nor is it realistic for such parking to be provided. A loading designated to the front of the property
"The distilling process, and particularly at the scale that will be possible within a building of this size, is very quiet and un-intrusive to neighbours. It is also noted that there are no immediate residential neighbours to the building, all other uses being retail outlets, or subject to being developed, an element of office use at 11-12 West Quay.".
6.12 It is noted the two neighbouring buildings are a public house and an empty building with permission to demolish and building an office building. The properties to the rear Nrs 30 to 34 Parliament Street are retail at ground floor level. Nrs 30 & 32A is occupied by Looneys of Ramsey which is a department store and Nr 34 Parliament Street has two residential flats at the upper floors. - 6.13 Notwithstanding this given the processes the applicants are proposing it is not considered the proposal would result in a significant adverse impact upon neighbouring amenities complying with Environment Policy 22.
7.1 There is not considered to be an objection to the application in respect of either the principle or the details proposed. Indeed, it is considered that the design changes and the use proposed will likely uplift the application site and also the streetscene in which it sits. It is therefore recommended that approval, subject to conditions, be granted. - 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:
8.2 The decision maker must determine:
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: 16.10.2017
Signed : C BALMER Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
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