Planning Report and Recommendations

Application No.: 09/00414/A Applicant: Corner Filling Station Proposal: Approval in principle to demolish existing buildings and erection of five dwellings with associated parking Site Address: Corner Filling Station Junction Of Waterloo Road & Approach Road Ramsey Isle Of Man IM8 1EB Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Planning Committee Written Representations 23 Pauls Mews Ramsey Isle Of Man Objects to the proposal Abbey Properties Liited Room 101 St Pauls Square Interest expressed Ramsey Managing Director ZipAddress Limited Lough House Objects to the proposal Approach Road 15 St Paul's Mews Ramsey Isle Of Man IM8 1EE Objects to the proposal Mysore Cottages 41 Waterloo Road Ramsey Isle Of Man Objects to the proposal Consultations Consultee : Highways Division Notes : objection - Consultee : Clerk To The Commissioners Notes : Objection - see correspondance Consultee : Manx Electricity Authority Notes : Comments received

Officer's Report

SITE 15 July 2009 09/00414/A Page 1 of 9

The site represents the land adjacent to the Corner Filling Station at the junction of Waterloo Road and Approach Road, Ramsey, which is a parcel of developed land located on a corner plot with Waterloo Road to the south of the site and Approach Road to the east.

Land Use Zoning / Planning Policies

The application site is within an area recognised as being an area of 'Predominately Residential', under the Ramsey Local Plan. The site is not within a Conservation Area. The site is adjacent to Registered Buildings, Lough House (Nr 88), northeast of the application site, as are 37 - 43 Mysore Cottages (Nr10); and the Ramsey Youth Centre (nr 87) is to the northwest of the site.

The following policies are considered relevant in the consideration of this application:

• Ramsey local Plan 1998 - Planning Circular 2/99;
• The Isle of Man Strategic Plan (20th June 2007) - Strategic Policy 1, 2, \& 4, Environmental Policy 42, General Policy 2 and Transport Policy 7; and
• Planning Policy Statement 1/01 - Policy RB/5

Due to the zoning of the site, the following policies are relevant for consideration:-

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.

Strategic Policy 4: Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;
• (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and
• (c) not cause or lead to unacceptable environmental pollution or disturbance.

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 42: New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans.

Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.

Policy Rb/5:

"In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

Registered building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.

Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."

Planning History

The following previous planning applications are considered relevant in the assessment and determination of this application:

Approval in principle to demolish existing buildings and erection of a block of ten apartments with associated parking - 09/00415/A - PENDING CONSIDERATION

Approval in principle for the demolition of existing buildings and erection of six town houses with associated on site car parking - 08/01681/A - REFUSED for the following reason:-

1. "The proposed development by reason of its extend and scale would result in an over intensive use of the site, evidenced in particular by:-

i) The unacceptable parking layout contrary to Transport Policy 7 of the Isle of Man Strategic Plan; and