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Application No.: 09/02070/B Applicant: Mr & Mrs Michael Shute Proposal: Alterations and erection of an extension Site Address: Old Coastguard Station, Queens Promenade, Ramsey, Isle Of Man ### Considerations Case Officer: Mr Chris Balmer Photo Taken: 02/02/10 Site Visit: 02/02/10 Expected Decision Level: Delegation ### Written Representations ### Consultations Consultee: Highways Division Notes: Objection Consultee: Clerk To The Commissioners Notes: No objection Consultee: Mr P S Harrison Notes:** Comments received
The application site represents the curtilage of Old Coastguard Station, Queens Promenade, Ramsey which is currently a three storey building. The property is situated to the north of South Promenade and Neptune Street.
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.
The following policies are therefore considered relevant in the consideration of this application:
Due to the zoning of the site the following policy is relevant for consideration:-
"General
1 March 2010 09/02070/B Page 1 of 4
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:
The following application should be considered in the assessment and determination of this application:
Alterations and upgrading - 89/01855/B - APPROVED
This application seeks approval for the alterations and erection of an extension. The alterations include:-
Ramsey Commissioners have no objection:- "Observation: It is noted that the proposed steps project in front wall of the existing building and therefore would appear to encroach on to land within the ownership of the Department of Transport. It is recommended therefore that the views of the Department of Transport Highways Division should be sought to determine acceptability of this possible encroachment as part of the overall proposal."
Highways Division have objected:- "This proposal is building onto the Highway, permission to do this is not granted." The Drainage Division makes no comment on the merit of the proposed development but requests that an informative note be attached to any approval decision notice.
The Authority has received no other privately written representations objecting to the application.
The existing property was last used as a Coastguard Station which included an office. The applicant wishes to retain the existing use, but also to make alterations and improvements to the property.
The site is within an area of mixed use, and therefore the principle of the site as an office is acceptable.
The site is surrounded by warehouse buildings and therefore none of the proposals would have any adverse impacts upon the adjoining properties.
The issue regarding the proposed new steps forward of the front elevation. The Highway Division have objected on the grounds that they own the land forward of the front elevation and will not give permission for the proposed works (steps). Ownership issues are not material planning concerns. If planning permission is granted, the applicant will still require permission from the land owner. The applicant is aware of this situation.
The Conservation Office has considered the application and has no objection. Overall, the proposal would significantly improve the appearance of the existing property, which can only be of benefit to the conservation area.
In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the proposed development would be acceptable to the Isle of Man Strategic Plan (June 2007).
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Ramsey Commissioners The Department of Transport Highways Division The Department of Transport Drainage Division
Recommended Decision: Permitted
Date of Recommendation: 01.03.2010
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 2. This approval relates to the alterations and erection of an extension as proposed in the submitted documents and drawings 963 / 010,963 / 100,963 / 101,963 / 102 and 963 / 103, all received on 21st December 2009.
N 1 . Whilst planning permission has been granted, permission is still required from the land owner (Department of Transport) to undertake the proposed step extension.
N 2 . The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to the Department of Transport Drainage Division. All drainage works must conform to the requirements of the Department of Transport Drainage Division. All drainage works must conform to the requirements of the Department of Transport's "Manx Sewers for Adoption" and all necessary inspections/surveys (including CCTV) are to be carried out at the developer's expense.
In accordance with the Sewerage Act 1999, a communication fee will be payable to the Department of Transport in respect of this property being connected (directly or indirectly) to the public drainage system.
Note: Under section 4(3) of the Sewerage Act 1999 the applicant must give 21 days notice, in writing, to the Drainage Division, prior to making any communication to the public sewer. The applicant is therefore advised to contact the Development Control section of the Division to discuss this matter.
N 3 . There must be No discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage act 1999.
I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control)
Decision Made : Permitted Date : Signed : M. I. McCauley
Director of Planning and Building Control
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