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The application seeks approval for the erection of a four-storey building to replace two existing buildings on the corner of Parliament Street and East Street in Ramsey. It is proposed that the ground floor level will accommodate two retail units and the upper three floors will accommodate nine
residential units (three per floor). The buildings are within the Conservation Area and propose no car parking provision within the curtilage of the application site.
I visited the existing buildings prior to the submission of this planning application. The two existing ground floor retail units are vacant and the upper two floors are derelict. The buildings are in a state of disrepair and show signs of structural defects. At that site visit I advised that given the location of the buildings within the Conservation Area any application to demolish and rebuild would need to be suitably justified by evidence to demonstrate that the retention of the building is not viable. I advised that the redevelopment of retail units at ground floor level did not raise any major issues subject to the new shop fronts being in character with the Conservation Area. I also advised that the conversion of the two upper floors into residential units might be acceptable subject the number of units, how the units would be accessed, the resultant outlook from those units and the level of car parking provision. I do not consider the development as shown in the submitted drawings, whilst only illustrative, to relate or accord with those on site discussions.
In terms of assessing the planning application I would consider the following.
Whilst limited car parking provision and a more flexible approach has been allowed elsewhere along Parliament Street in relation to the conversion of existing upper floors into residential units this application is considered to be different. The application proposes new build and would result in significant additional levels above that which would be created by the conversion of the existing upper floors. I would suggest that the flexible approach to car parking relating to upper floor residential units in this area should not extend to situation were additional new build is proposed.
No evidence or justification for the demolition of the existing buildings has been submitted, which usually is expected within a Conservation Area. Without such evidence or justification the proposal is contrary to the provisions of policies CA/6 and RB/6 of Planning Policy Statement 1/01, which relates to the conservation of the historic environment. Furthermore in terms of the impact of the proposed development within the Conservation Area it is considered that the impact of four-storey building in this location would be overbearing and detrimental to its character. In particular, change in roof style from the rest of the area is unacceptable.
In conclusion the proposed development, which includes demolition and rebuild within a Conservation Area, has not been justified, is one storey too tall on Parliament Street and two storeys too tall on East Street, provides no car parking provision and would detrimental to the character of the Conservation Area. For these reasons I consider the proposal to be unacceptable and recommend that the application be refused.
Recommended Decision: Refused
Date of Recommendation: 05.10.2004
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
R 1. The application fails to suitably demonstrate that demolition of these buildings, which are located within the Conservation Area, is warranted. As such the application fails to meet the requirements of Policies CA/6 and RB/6 of Planning Policy Statement 1/01 - Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.
R 2. The proposed development fails to provide any car parking provision for the proposed nine residential units. As such the proposed development will have an unacceptable detrimental impact on the surrounding area by virtue of the levels of car parking generated.
R 3. The erection of a replacement four-storey building would have an overbearing impact that is detrimental to the character of this part of the Conservation Area. Furthermore, the change in roof style, as shown in the submitted drawing, is out of character with the existing roof style of the surrounding properties and would be further detrimental to the character of the Conservation Area.
Decision Made : ... Committee Meeting Date : ...
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