Planning Officer Report

Case Officer: Mr Chris Balmer Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the curtilage of a new four storey hotel, retail unit and restaurant with associated car parking on Park Road in Ramsey. The front elevation of the property overlooks neighbouring Mooragh Park lake, whilst the south elevation is located over 60 metres away from the nearest residential properties on nearby Premier Road. The north-facing side elevation adjoins the associated car parking area whilst the rear elevation overlooks a vacant area of land approximately 73 metres from Mooragh Promenade that borders the foreshore at Ramsey.

The Proposal

1. The application seeks approval for erection of a dry store extension to rear service yard. The proposal includes a single storey extension to the rear of the existing service yard which would measures 12.6 metres in width, 3 meters in depth and a eaves level height of 2.3 metres. The proposal also includes the erection of a lean to roof over this extension and partially over the existing service yard which is currently uncovered.

Planning History

1. The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application:

Change of use of retail unit to hotel facilities - 12/01301/C - PENDING CONSIDERATION

Erection of illuminated and non illuminated signage - 12/00937/D - APPROVED

Construction of a 30 bed hotel development with a retail unit and 45 cover restaurant & bar with associated parking provision - 09/01400/B - APPROVED.

Demolition of existing two bungalows and development of site to provide a hotel with function and conference facilities, and 96 residential apartments - 07/01790/B - APPROVED.

Planning Policy

1. The application site falls within an area designated for a mixture of Residential and Office use in the Ramsey Local Plan 1998. There are no policies within Planning Circular 2/99,

Application No.:	12/01318/B
Applicant:	Ramsey Park Hotel Ltd
Proposal:	Erection of a dry store extension to rear service yard
Site Address:	Ramsey Park Hotel Park Road Ramsey Isle Of Man IM8 3AR

the written statement that accompanies the local plan, which are considered specifically material to the assessment of the planning application.

1. The Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:-

"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."

Representations

1. Ramsey Town Commissioners have no objection to the proposal, but make the following observation:

"Whilst the proposal is at the rear of the Hotel, it would be clearly visible from the Mooragh Promenade and therefore it is recommended that landscaping be provided to the east elevation to achieve a more softened appearance to the proposed dry store."

1. The Highways Division does not oppose the proposal as it has no traffic management, parking or road safety implications.

1. The Water and Sewerage Authority has no objection to the proposal.

Assessment

1. The proposed rear extension is a modest additional to the recently constructed four storey hotel complex. The extension would be apparent from a number of public views. Overall, it is considered the proportion, form and finishes would be appropriate with the existing building and would not have an adverse impact upon the visual amenities of the existing building or upon the street scene. In terms of the potential impacts upon residential amenities, given the distance the proposal is from any neighbouring property and given the size & height of the proposed extension it is considered the proposal would have no impact upon neighbouring amenities. The proposal might be beneficial given the existing store would be partial covered therefore potentially reducing noise levels omitting from the area (bins etc).

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Ramsey Town Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

1. It is considered that the following parties that made representations to the planning application by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), should not be considered "interested persons" and as such should not be afforded party status:

The Water and Sewerage Authority

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 29.10.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the erection of a dry store extension to rear service yard as proposed in the submitted documents and drawing 2011-097-11 all received on 27th September 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Determining officer (delete as appropriate)

Signed : Anthony Holmes Senior Planning Officer	Signed : Sarah Corlett Senior Planning Officer
Signed : Michael Gallagher Director of Planning and Building Control	Signed : Jennifer Chance Development Control Manager