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Application No.: 24/00450/C Applicant: Adorn Properties Ltd Proposal: Additional Use of Apartment 4, 6, 10, 12 and 15 as Tourist Accommodation Site Address: 4, 6, 10, 12 And 15 The Elms Lezayre Road Ramsey Isle Of Man IM8 2TA Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 31.05.2024
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.
The application accords with the provisions of Business Policy 13, General Policy 2, Community Policy 7, Transport Policy 1 and Environment Policy 23 of the Isle of Man Strategic Plan 2016, and it is therefore recommended that the application be approved.
Plans/Drawings/Information; The development shall be carried out strictly in accordance with the following approved plans and details: DrNo 001 - Site and Location Plan
Received as dated, 15th April 2024 _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 1.1 The site comprises a three-storey, apartment block containing 20 apartments, standing in spacious landscaped grounds with car parking to the rear. It located on the North West side of Lezayre Road, Ramsey. It lies within a residential area with Ramsey Grammar Scholl located on the opposite side of the road to the south. - 1.2 The site lies within the Settlement Boundary for Ramsey where it is classed as being located within a 'Predominantly Residential' area as shown in the Island Development Plan Draft Area Plan for the North and West (24 June, 2020). - 1.3 The site is not within a Conservation Area, Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone.
2.0 THE PROPOSAL - 2.1 The full application proposes the change of use to allow the additional use of apartments 4, 6, 10, 12 and 15 as tourist accommodation. - 2.2 The submitted drawings show the existing apartment block with ground and first floor plans. Apartments 4 & 6 are at ground floor and comprise 2 bedroom units while apartments 10 and 12 are located at first floor level and are also 2 bedroom units. Apartment 15 is at second floor level and is a 3 bedroom unit. - 2.3 The site layout plan shows 8 allocated car parking spaces for use by the 5 apartments.
2.3 There are no physical external or internal works proposed to facilitate the development. PLANNING POLICY LOCAL PLAN - 3.1 In terms of local plan policy, the site lies within the Settlement Boundary for Ramsey where it is classed as being located within a 'Predominantly Residential' area as shown in the Island Development Plan - Draft Area Plan for the North and West (24 June, 2020).
3.2 In terms of paragraphs and policies within the Strategic Plan,
3.3 The Residential Design Guide July 2021 is a material consideration.
4.1 The application site benefits from the following planning history: 03/00345/B - Erection of block of twenty apartments to replace former demolished - Approved
5.0 CONSULTATIONS (this report only contain summaries - full reps can be read online)
5.1 Ramsey Commissioners - No comments received
5.2 DoI Highways Services (15 April 2024) - Proposals would have no significant negative impact upon highway safety, network functionality or parking, as the site is in a sustainable location in Ramsey. Proposals would have a similar or less traffic generation that the existing use, and there is on site parking available. - 6.0 REPRESENTATIONS (this report only contain summaries - full reps can be read online)
6.1 No comments have been received. 7.0 ASSESSMENT (this report only contain summaries - full reps can be read online)
7.1 The main issues to be considered in the assessment of this application are the principle of development, the impact of the proposed use upon amenities in the area and transport.
Principle of Development
7.2 The application site is located within the contiguous built-up area of Ramsey and is within an area designated as "Predominantly Residential". The site comprises a mix of residential apartments, with 3 of the apartments already benefitting from a dual residential and tourist accommodation use. - 7.3 Business Policy 13 states that "Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents." - 7.4 The site is located in a residential area opposite Ramsey Grammar School, and is within easy walking distance from Parliament Square in Ramsey, where tourists congregate to watch the TT and Manx GP races during their respective race meetings; the Town centre, Sulby River, and Ramsey Harbour are only a short walk away as well. As such, the site is in a location whereby tourists would benefit from easy access to attractions and local services, including public transport links. In regard to sustainability and accessibility, the site is considered to be well located and appropriate for a mixed residential/tourism use. - 7.5 Having regard to the above, it is considered that the principle of allowing a mixed residential and tourist accommodation use at the site is acceptable in principle and complies with Business Policy 13 and Transport Policy 1. Impact upon Amenity - 7.6 The proposals seek to introduce a tourist accommodation use to the apartments and it is recognised that this may give rise to a change in the pattern of use and impacts upon the amenity of existing residents living in the retained apartments as permanent residents.
7.7 General Policy 2 and Environment Policy 23 require an assessment of the likely impacts of a development upon neighbouring amenity, and this is also mentioned in Business Policy 13. - 7.8 In considering this matter, it is recognised that the size of the apartments are limited and would not support occupation by large groups of tourists. Moreover, the limited size of the units, with 2 and 3 bedrooms, are likely to be occupied by families and small groups of friends who will likely be using the accommodation in a very similar manner to permanent residents. - 7.9 The occupation of the apartments by up to 6 individuals, who in most circumstances are likely to be part of the same family or friends, is not considered to give rise to significant impacts upon neighbouring amenity, with the use of the apartments being similar to that of permanent residents, with comings and goings throughout the day and evenings. It is considered that the additional use as tourist use would not result in any changes beyond current occupation in terms of anti-social behaviour - 7.10 It is considered that the use of the existing residential Apartments as either a residential dwelling or as tourist accommodation would have a similar impact, which overall, would be very unlikely to result in any significant adverse impact upon the living conditions of occupants of any neighbouring properties. Transport - 7.11 As noted above, the application site is located in a central location within Ramsey with good access to services and facilities, including public transport, on foot and bicycle. The location is therefore sustainable in transport terms.
7.11 The application indicates that 8 parking spaces will remain allocated for the occupants of the 5 apartments, be that for permanent residents or tourists. This is considered to be a suitable provision and it is noted that DoI Highways have not raised any concerns over the transport implications of the proposed development. - 8.0 CONLCUSION
8.1 Having regard to the above considerations, the proposed development is considered to comply with the relevant polices of the Isle of Man Strategic Plan 2016 and there will be no demonstrable harm to the living conditions of the neighbouring residents, transport considerations or the character and appearance of the area.
8.2 The application accords with the provisions of Business Policy 13, General Policy 2, Community Policy 7, Transport Policy 1 and Environment Policy 23 of the Isle of Man Strategic Plan 2016, and it is therefore recommended that the application be approved. 9.0 INTERESTED PERSON STATUS
9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
9.2 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 31.05.2024 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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