24 March 2021 · Delegated
31, Parliament Street, Ramsey, Isle Of Man, IM8 1at
This application sought permission to convert a small warehouse at the rear of 31 Parliament Street, Ramsey, into residential accommodation, including a new first-floor terrace. The building, known as Baker's Cottage, is a traditionally constructed Manx Stone structure with vernacular window proportions and a lean-to roof, accessed via the car park associated with 29 Parliament Street. The site falls within the Ramsey Conservation Area, so the main planning questions were whether the proposed conversion would affect the character of the area and whether it would preserve or enhance the conservation area's appearance. The application was approved by delegated decision on 24 March 2021, with four conditions attached to the permission.
The Department of Environment, Food and Agriculture approved the application on 24 March 2021. The key planning considerations were whether the conversion would affect the character of the surrounding area and whether it would preserve or enhance the Ramsey Conservation Area. Permission was granted with four conditions attached.
Ramsey Local Plan 1998
There will be a general presumption in favour of retention of retail uses at ground floor level in the main shopping streets
n space. It is recommended that the D.L.G.E., in consultation with the Commissioners, should seek to improve and enhance the amount and quality of open space within the town centre (reference: Policy R/TC/P16). It is also considered that improvements to advertising and signage can enhance the visual qualities of the town centre and, where appropriate, agreed measures should be implemented at the earliest opportunity (reference: Policy R/TC/P17). ## Policies and Recommendations
Ramsey Local Plan 1998
The use of upper floors as retail units, offices and apartments shall be encouraged particularly where premises are currently vacant.
on, it is considered that residential use on upper floors of commercial buildings should continue to be permitted in order to assist in the buildings' maintenance and refurbishment (reference: Policy R/TC/P3). ## Traffic Management
General Policy 2 of the Isle of Man Strategic Plan 2016
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
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. 6.3 Development outside of areas zoned for development
Environment Policy 35
Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area
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. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Planning Policy Statement 1/01
When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration
POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.
Condition 1
1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
2. No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Condition 3
3. All external facing and roofing materials shall remain as shown on the proposed photo image date stamped as having been received 23rd December 2020. No new types of materials shall be added to the external elevations of the development, hereby approved.
Condition 4
4. Prior to occupation the flood risk mitigation as shown in the Supplementary Information and details on flood resistance and resilience measures date stamped as having been received 1st March 2020 must be fully complied with and retained thereafter.
