Conversion of exiting building to a dwelling with integral parking
Site Address:
10 Water Street Ramsey Isle Of Man IM8 1JP
Case Officer:
Mr Chris Balmer
Photo Taken:
03.12.2012
Site Visit:
03.12.2012
Expected Decision Level:
Planning Committee
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS A MEMBER OF STAFF WITHIN THE DEPARTMENT IS RELATED TO THE APPLICANT.
The Site
The application site represents the curtilage of 10 Water Street in Ramsey which is currently a two storey town house. The property is situated to the south of Parliament Street at the corner of Cannell's Lane and Water Street.
The Proposal
This application seeks approval for the conversion of exiting building (current used as a gym) to a dwelling with integral parking. The submission also includes the demolition of the existing rear single and two storey outlets, where a new external yard/car parking area would be created accessing onto Water Street.
Planning Status
The application site is located within an area of "Mixed Use – Town Centre" and within the "Conservation Area" on the Ramsey South Local Plan, 1998. Within the Ramsey Local Plan Written Statement 1998 (Planning Circular 2/99).
Due to the site location, zoning and the type of proposal, the following policy is relevant for consideration:-
"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."
"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."
Planning History
The previous planning applications are considered relevant in the assessment and determination of this application:-
Conversion of building to provide two apartments - 09/02035/B – WITHDRAWN
Change of use of from office / retail to fitness centre - 08/02002/C – APPROVED
Approval in principle for change of use to Red Cross training and admin. Centre - 92/00477/A – APPROVED
Installation of replacement uPVC windows - 99/02123/B – APPROVED
Representations
The Highways Division and Ramsey Town Commissioners do not oppose the development.
The Manx Electricity Authority and Isle of Man Water and Sewerage Authority make no comments to the merits of the application but ask for an informative note be attached.
Assessment
The application site is located within the town centre and within a conservation area identified under the Ramsey Local Plan, 1998. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policies identified earlier within the report (i.e. General Policy 2 and Environment Policy 35 of Isle of Man Strategic Plan 2007).
The property original was used as a dwelling and the proposal seeks for this original use to be reinstated. The area is designated as mixed use development; therefore the use of this dwelling for residential purposes is acceptable.
The submission includes the removal of the rear outlets which appear to be later additions and discussions with the Conservation Officer indicates he has no objection for these to be removed. The removal will establish a rear yard/parking area, as well as space for a bin store.
All the previous uses of the building have been approved without any onsite parking and this would be the first scheme to have such provision. Therefore the proposal use would not only generate less traffic than an office or gym, but also the proposal would provide at least one off road parking space in a town centre location.
The demolition of the existing rear outlets will also improve the amenities levels of the occupants of 10 Water Street, but also to the properties to the south of the site Nr 13 & 15, as the amount of built development opposite these properties would be reduced.
Overall, it is considered the proposal would be an acceptable use of the property and the proposed works would enhance the visual appearance of the street scene and Conservation Area.
Recommendation
Overall, it is considered the proposal would comply with the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
Party Status
The local authority, Ramsey Town Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
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.
It is considered that the following do not meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should not be afforded interested party status:
The Manx Electricity Authority Isle of Man Water and Sewerage Authority
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 02.01.2013
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 conversion of exiting building to a dwelling with integral parking as proposed in the submitted documents 01, 02 and 03 all received on 15th November 2012.
C 3.
The two proposed front pillars shall be constructed no higher than one metre in height in order to achieve the best possible visibility.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
