Conversion of upper floors of building from beauty therapy salon and offices into living accommodation
Site Address:
10 Parliament Street Ramsey Isle Of Man IM8 1AP
Case Officer:
Miss Melissa McKnight
Photo Taken:
Site Visit:
30.01.2013
Expected Decision Level:
Officer Delegation
The Application Site
The application site is the curtilage of 10 Parliament Street, a semi-detached three storey building sited on the northern side of Parliament Street Ramsey.
At ground floor level the application site building is retail with a beauty therapy on the first and second floor. The application site adjoins the Court Cafe to the west elevation and Old Post Office Lane to the west with Feltons DIY store on the western side of Old Post Office Lane. The Post Office and the Courthouse Gardens sit adjacent to the application site.
The Proposal
The planning application seeks the approval for the conversion of the upper floors of the building from a beauty therapy salon into self-contained living accommodation.
The proposal comprises the conversion of the first floor and second floor of the existing building into one self contained apartment.
The proposed apartment would comprise a living room, kitchen and W.C. area to the first floor with two bedrooms and a shower room to the second floor. The roof space will remain as a storing area.
The proposed new apartment would be located from Old Post office Lane. There is a yard area to the rear of the building.
Planning History
The application site has been the subject of three previous planning applications, none of which is considered specifically relevant to the assessment of this current planning application.
Planning Policy
In terms of local plan policy, the application site is in an area designated as Town Centre Mixed Use under the Ramsey Local Plan Order 1998 Map No. 2 (South). The application site is within the Ramsey Conservation Area. There are two policies within
Planning Circular 2/99, the written statement accompanies the Local Plan, considered specifically relevant to the assessment of this current planning application:
Policy R/R/P4 Use of Upper Floors For Residential Purposes states: "The upper floors above shops are often under-used. Use of this space for residential purposes will be encouraged, subject to compliance with the Housing (Flats) Regulations. Change of use from residential to office use will not generally be permitted."
Policy R/TC/P3 Upper Floors states: "The use of upper floors as retail units, offices and apartments shall be encouraged particularly where premises are currently vacant."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains four policies that are considered specifically material to the assessment of this current planning application:
General Policy 2 states: "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."
Environmental Policy 35 states: "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."
Housing Policy 17 states: "The conversion of buildings into flats will generally be permitted in residential areas provided that:
(a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking;
(b) the flats created will have a pleasant clear outlook, particularly from the principle rooms and
(c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area.
Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Departments current standards."
Appendix 7 sets out the parking standards for different types of development. For apartments: "1 space for 1 bedroom; 2 spaces for 2 or more bedrooms."
Representations
The Department of Infrastructure Highways Division has no objection to the current planning application and note although the proposal does not comply with the Isle of Man Strategic Plan 2007 for off road parking, parking can be utilised within the public car park or promenade.
The Department of Environment, Food & Agriculture (DEFA) have commenting on the current planning application stating that the proposed flats/apartments must, on completion of the intended works, comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations PRIOR to any of the flats being occupied.
Assessment
The key issues to consider in the assessment of this planning application are;
1) The impact of the proposed development on the amenities of the local residents of Parliament Street; 2) Whether the proposal would provide a satisfactory level of residential amenity; 3) The impact of the conversion of the dwelling on the Conservation Area; and 4) Impacts of the development on parking provisions.
General Amenity
The building at present comprises a retail unit with a beauty salon at first floor level and offices and second floor level. There are within the vicinity a number of living accommodation on the upper floors of a number of units within the locality.
The use of the upper floors as residential accommodation would most likely generate less coming and goings as those visiting the building for beauty treatments and office workers. In most cases the apartment would be accessed as one leaves for work and returns home from work, with the odd popping out in the evening.
Overall, the use of the upper floors as residential living space is deemed acceptable and would have a less impact on the amenities of those within close proximity site than the current situation.
Whether The Proposal Would Provide A Satisfactory Level Of Residential Amenity
The principal rooms in all apartments benefit from a pleasant outlook that would not be blocked or sheltered. The living room and larger front bedroom would overlook Parliament Street and the Courthouse Gardens.
The building does not provide any private amenity space in the form of garden area; however this is not a facility that many apartments offer and therefore not considered to be a detrimental element of the proposal. There is a rear yard but this is most likely to be used for bin refuse.
Although the proposed apartment would be accessed via a narrow lane, it must be remembered that Old Post Office Lane has recently undergone some regeneration work and is well lit.
Conservation Area
The creation of the apartment is not considered to deter from the character and quality of the appearance of the Conservation Area. There are no external alterations proposed and therefore the use alone is not considered to undermine the character and quality of the Conservation Area.
Parking Provisions
Current standards require that flats or apartments there must be 1 space for 1 bedroom and 2 spaces for 2 or more bedrooms. Therefore, two spaces should be supplied with the conversion of the ground and first floor into four apartments. From a site visit and drawings submitted it was evident that the building cannot provide any off-street parking.
However, the building is located within the town centre within close proximity to three public car parks along with parking availability within the street and on the Quay. As stated by the Highways Division, it was felt that parking can be utilised in other areas.
Overall, it is concluded that the planning application is in accordance with General Policy 2, Environment Policy 35 and Housing Policy 17 of the Isle of Man Strategic Plan 2007.
Recommendation
It is recommended that the planning application be permitted.
Party Status
The local authority is, Ramsey Town Commissioners, 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.
Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status: IOM Newspapers + DEPA
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 04.02.2013
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 for the conversion of upper floors of building from beauty therapy salon and offices into living accommodation relates to drawing reference SM12/297/1 and SM12/297/2 both date stamped 24th December 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.
Decision Made : Permitted Date : 8.2.13
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
Source & Provenance
Official reference
12/01699/B
Source authority
Isle of Man Government Planning & Building Control
