24 October 2018 · Delegated
Warehouse/Stores, 31a, Parliament Street, Ramsey, Isle Of Man, IM8 1at
This application sought Registered Building consent for alterations to a warehouse and store building at the rear of 31A Parliament Street, Ramsey. The works included partial demolition of the existing store building and installation of double doors, submitted alongside a related planning application. The building is traditionally constructed in Manx stone with vernacular proportions and a lean-to roof, attached to the boundary wall of the neighbouring Ramsey Warehouse. Officers assessed the impact of the proposed works on the character and appearance of the building and on the wider Conservation area and rear street scene. The application was approved on 24 October 2018. The site's screening from Tower Street — with lower portions obscured by parked cars and upper portions by a neighbouring extension — was noted as a relevant site characteristic.
Registered Building consent was approved on 24 October 2018 by the Head of Development Management under delegated authority. The key planning considerations were the impact of the works on the character and appearance of the existing building and the effect on the surrounding Conservation area and rear street scene. The site is well screened from the public highway, which limited the visual impact of the proposed changes. The formal decision record lists 2 conditions.
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
The Local Plan contains a policy, R/TC/P1 which states
n space. It is recommended that the D.L.G.E., in consultation with the Commissioners, should seek to improve and enhance the amount and quality of open space within the town centre (reference: Policy R/TC/P16). It is also considered that improvements to advertising and signage can enhance the visual qualities of the town centre and, where appropriate, agreed measures should be implemented at the earliest opportunity (reference: Policy R/TC/P17). ## Policies and Recommendations
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: - (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; (g) does not affect adversely the amenity of local residents or the character of the locality;
the proposal is deemed to satisfy Environmental Policy 35 and those sections of General Policy 2
General Policy 2: 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. 6.3 Development outside of areas zoned for development
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
the proposal is deemed to satisfy Environmental Policy 35 and those sections of General Policy 2
Environment Policy 35: 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. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Condition 1
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Condition 2
No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details. Reason: To provide adequate safeguards for the bats.
