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Application No.: 21/00232/B Applicant: Mr David Hathersich-Jones Proposal: Variation of condition 1 of PA18/01234/B for the approval in principle for the erection of a four storey apartment block, to extend the period of approval for a further 2 years Site Address: 21 - 22 West Quay Ramsey Isle Of Man IM8 1DL Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.04.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with article 26 of the Town and Country Planning (Development Procedure) Order 2019
Reason: To comply with the Town and Country Planning (Development Procedure) Order 2019.
Reason: To demonstrate the development does not result in any adverse impacts of off or on site flooding.
The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings. The proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents. The proposal therefore complies with General Policy 2.
Plans/Drawings/Information; This approval relates to Location Plan and Site Plan both received on 17.03.2021. _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is a vacant parcel of land between the Farmers' Combine building and Collins Lane which sits on the southern side of the quay in Ramsey between East and Christian Streets. The building has a frontage to the quay of around 15m and extends back to abut the boundaries of properties which front onto Parliament Street.
2.0 THE PROPOSAL - 2.1 The original planning permission was for an approval in principle, with all matters reserved, for the erection of a 4 storey apartment block with 6 2/3 bedroom apartments on the first to third floors and 12 car parking spaces on the ground floor. The decision notice included the following condition: -
Condition 1 - 'The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No.2) Order 2013'.
2.2 The previous application (18/01234/B) sought variation of condition 1 of 16/00576/A, to extend the time period for implementation for a further 2 years. This application was approved on 24th November 2016 and has expiration date of four years from the date of the approval (24th November 2020) or before the expiration of two years from the date of approval of the last of the reserved matters. - 2.3 There are no changes proposed to the proposed apartment block.
3.0 PLANNING POLICY - 3.1 The site lies within an area designated on the Ramsey Local Plan of 1999 as "Town Centre" and just outside Ramsey's Conservation Area. Policy R/TC/P6 West Quay states the West Quay area is allocated for mixed use, with a presumption in favour of rehabilitation and conversion (as against demolition) of the warehouse buildings. - 3.2 Under the previous application, the case officer Strategic Plan 2016 the following policies are considered relevant; - 3.3 Strategic Policy 1 states: "Development should make the best use of resources by:
3.4 Strategic Policy 2: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3." - 3.5 Housing Policy 4: New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:
3.6 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:
3.7 Transport Policy 4 requires new and existing highways that are to serve any new development be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan.
4.0 PLANNING HISTORY - 4.1 The construction of six flats was previously granted under 89/0062, 94/1849 and 04/01413/B. The latter application obtained full approval for the erection of a six-unit apartment block on West Quay in Ramsey. Each proposed unit comprise of two bedrooms, a kitchen, a bathroom and a combined dining and living room, with the provision of nine dedicated car parking spaces at ground level. - 4.2 The most recent planning permission is ref: - 16/00576/A for the Approval in principle for the erection of a four storey apartment block, and then a extension of time was granted under 18/01234/B which the current application is seeking to amend.
5.1 Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Highway Services comment (); "19.03.2021 - After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking subject to Planning
6.1 The application is to vary a condition that seeks to restrict the time limit for the implementation of the application. This would have the effect of adding an additional two years to the time in which the permission should be implemented.
6.2 The main issue in the assessment of this application is whether there have been any material changes, in planning terms, since the application was last approved; changes such as policy changes, a change to the land use designation, new or altered legislation, or site circumstances that would lead to a different decision being made.
6.3 Since the initial approval there have been no material planning changes which have arisen. The Ramsey Local Plan and the Isle of Man Strategic Plan policies have not been superseded and therefore continue to comprise the Development Plan. There have not been any relevant appeal decisions that indicate a different approach to those policies should be taken and no new legislation has been brought into force. - 6.4 Therefore the considerations that lead to the original decision are considered to be the same. The following sections of the officer's report are considered to still be applicable: -
'It is considered that the principle of residential development has been accepted on this site for some time, the previous application was a full application with all details and was considered in design terms and impact on neighbouring properties to be acceptable. However since the last application/approval in 2004, the Strategic Plan has been adopted and is therefore now forms the starting point for the consideration of the application.
Although the site is located on land designated as 'Town Centre', Policy TC/P6 allocates it for mixed use. The Ramsey Local Plan also recognises the important of residential uses within the town centre.
Policies within the Strategic Plan seek to ensure re-use of land and the location of dwellings in the existing towns, therefore it is considered that the proposal complies with the policies as set out above in [policy] section.
As an Approval in Principle with all matters reserved there is little to assess in terms of impact on character and appearance of the area or impact on neighbouring properties. However, the application does refer to the proposal as a 4 storey building and has provided copies of the previously approved plans as indicative only, so while they have not formed part of this assessment at that time they were considered acceptable in terms of design and impact on surrounding occupants.
In terms of highways issues the principle of a reduction in parking spaces has been accepted by DOI Highways, however the reserved matters application would need to address the other points raised'.
7.1 The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings. The proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents. The proposal therefore complies with General Policy 2. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 15.04.2021 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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