Conversion of dwelling to provide two apartments including removal of chimney stacks and installation of replacement windows
Site Address:
54 Parliament Street Ramsey Isle Of Man IM8 1AN
Case Officer:
Mr Edward Baker
Photo Taken:
Site Visit:
02.04.2014
Expected Decision Level:
Officer Delegation
The Application Site
The application site is No. 54 Parliament Street, Ramsey. The site forms part of the built up frontage at the back edge of the footway to the north side of the street in Ramsey town centre. The building has three storeys with the addition of rooms in the roof. It is a traditionally styled property with a shop at ground floor and a residential dwelling above.
The site is outside but close to the Ramsey Conservation Area.
The Proposal
The application seeks planning approval to convert the dwelling on the upper floor into two flats. The proposal involves some external alterations including the removal of a chimney, the replacement of the existing timber windows with UPVC windows, and new roof lights.
Amended plans have been received which show only the most easterly chimney removed (originally both chimneys were proposed to be removed).
Planning History
The site does not have any particularly relevant planning history.
Planning Policy
The Ramsey Local Plan 1998 identifies the area as being mixed use (town centre).
The following policies in the Isle of Man Strategic Plan 2007 are considered relevant:
Strategic Policy 1:
'Development should make the best use of resources by:
(a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials;
(b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and
(c) being located so as to utilise existing and planned infrastructure, facilities and services.
Strategic Policy 2:
'New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3 [General Policy 3].'
General Policy 1:
'The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations.'
General Policy 2 of the Isle of Man Strategic Plan 2007 is relevant:
'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.'
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:
(a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10;
(b) conversion of redundant rural buildings in accordance with Housing Policy 11; and
(c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14.'
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.'
Whether this is a suitable location in principle for a new dwelling
The site is situated in a central town centre location in Ramsey. The Ramsey Local Plan recognises the area as being in mixed use (town centre). The site is within easy reach of shops, services, amenities and jobs and is therefore a sustainable location for a new residential development. The proposal would make effective use of previously developed land. It would also add to the vitality of the town centre and provide more diverse accommodation for local people. The location of the site displays a range of good sustainability credentials and raises no strategic concerns. The site is considered to be an acceptable location in principle for two flats.
The effect of the proposal upon the character and appearance of the area
The external alterations include the removal of a chimney. This would be on the far eastern side and the large gable chimney on the west elevation is to be retained at the request of the planning officer. The removal of the other chimney would not have a significant visual impact. Elsewhere, it is proposed to replace the existing windows with UPVC windows. The applicant has agreed to use vertically sliding sash windows at the front and this should be a condition of the planning approval is granted. The new roof lights would be acceptable.
It is considered that the character and appearance of the area - and that of the adjacent Conservation Area - would be preserved.
The effect of the proposal upon neighbour amenity
It is considered that the proposal would have no adverse impacts on neighbours.
Access and parking
The Highway Service originally recommended that the application is deferred pending further information on parking provision for the two flats. The applicant has since explained that no specific parking is to be allocated to the development. They make the point that this is a town centre location with good access to local amenities. The Highway Service accepts these points and offers no objection to the application. Given the central and sustainable location of the site with good access to shops, services, amenities, public car parks and public transport, it is considered acceptable that the proposal provides no specific parking.
Recommendation
It is recommended that planning approval is granted.
Party Status
The following parties should be afforded interested person status:
The local authority, Ramsey Town Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
The Highway Service is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d.
The following parties should NOT be afforded interested person status:
Manx Utility Authority - does not relevant planning issues.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 30.05.2014
Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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.
C 2. The replacement windows at the front shall be of a vertically sliding sash design and shall not be tilt hung or casements.
Reason: In the interests of the character and appearance of the area, and adjacent Conservation Area.
This approval relates to Drawing Numbers 034/PL01 (site location plans only) received on 06 March 2014; Drawing Number 035/PL03 (window detail) received on 30 April 2014; and Drawing Number 034/PL01 B received on 14 May 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 3/6/14
Determining officer (delete as appropriate)
Signed : _________________________ Chris Balmer
Senior Planning Officer
Signed : _________________________ Michael Gallagher
Director of Planning and Building Control
Signed : _________________________ Jennifer Chance
Head of Development Management
Copyright in submitted documents remains with their authors. Request removal
Source & Provenance
Official reference
14/00284/B
Source authority
Isle of Man Government Planning & Building Control
