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The site represents the curtilage of Clybane, Mooragh Promenade, Ramsey which is within a six storey terraced property, located on the western side of Mooragh Promenade and north of North Shore Road.
The application site is within an area recognised as being an area of ‘residential/office use’, under the Ramsey Local Plan. The site is not within Ramsey Conservation Area.
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:-
"Housing
Policy 17: The conversion of buildings into flats will generally be permitted in residential areas provided that:
PLANNING HISTORY The following previous planning application is considered relevant in the assessment and determination of this application:- Creation of two additional self contained flats - 07/01011/B – APPROVED Conversion of existing owners accommodation on first and second floors into two self contained flats - 06/01052/B – APPROVED Conversion of existing basement flat into additional gymnasium space - 02/02333/B – APPROVED Change of use of tourist flats to permanent flats - 00/02308/C – APPROVED Conversion of 3rd and 4th floor to 4 self-catering holiday apartments - 93/00773/B – APPROVED Internal alterations to three floors including formation of bar in basement and restaurant on ground floor - 84/01347/B - APPROVED
PROPOSAL
The application seeks approval for the conversion of existing gymnasium in basement, ground and first floors to three residential apartments.
REPRESENTATIONS
Ramsey Commissioners:- "No objection"
Highways Division has no objection:- "Has no adverse traffic management, parking or road safety implications.
Off street parking is not in accordance with the IOM Strategic Plan."
The Manx Electricity Authority make no comment on the merit of the proposed development but requests that an informative note be attached to any approval decision notice.
The EPU & Public Health - DEFA make no comment on the merit of the proposed development but requests that an informative note be attached to any approval decision notice.
The Planning Authority has received no privately written representations objecting to the proposal.
In terms of the principle of the development, the area is zoned within an area of 'residential/office use', therefore it is considered the principle of converting the existing residential property into three apartments is acceptable.
The proposal would result in three separate apartments, each with a two bedrooms, two bathrooms, kitchen and sitting/dining room. It is considered the internal amenity space would be appropriate and acceptable for each apartment.
The ground floor and first apartments would have direct and un-obstructive views towards the sea and Mooragh Promenade. Therefore it is considered the outlook from these apartments would be a very pleasant clear outlook, particularly from the principal rooms.
The basement apartment does raise some concern regarding the outlook, as it could be considered to be unacceptable, given it is below road level and given the lounge windows (principal room) directly faces the retaining walls.
The application does benefit from the external staircase which serves the property. Given its position and design it opens up the area fronting the proposed apartment, resulting in more light and an increased outlook from the central bay window, compared to a retaining wall which would not.
It should be noted that a very similar basement apartment located at Laureston (next door but one) is currently for sale and the sales documentation is included within the application file. It is considered the photographs show the room has a satisfactory level of light.
Overall, whilst the basement apartment would not be an ideal situation, it is considered in this case for the reasons indicated above the proposal would be an acceptable form of development, providing an acceptable level of amenity space and outlook.
In terms of external amenity space, like most apartments the external amenity space is limited, it should be noted that the site is within a minute walk of Mooragh Park, and a few seconds away from Mooragh Promenade and the beach.
In terms of car parking provision, the entire block of Clybane does have access to two garages to the rear, which has been indicated within the submission would be available to buy. However, even if these spaces where included the proposal would still fail to comply with the parking standards which require two off road parking spaces per 2-bed apartment.
However, the parking standards do indicate that there is flexibility when it is considered no adverse impact upon the public highway would occur by on street parking.
There is substantial on-street parking along North Shore Road, Park Road and Mooragh Promenade and visiting the site and the area on a number of occasions, whilst there is a demand for on-street parking, this demand is met and there is sufficient spare capacity, which in large parts has not parking restrictions.
It should also be noted that the existing use of the three floor as a gym attracts customers/visitors/staff to the site, all of which would need to park on street. It is likely the proposed use as three apartments would generate less traffic than the existing use.
The Highway Division have considered the scheme and the potential impact upon on-street parking and have no objection.
In terms of bin storage, the bins are currently stored to the rear lane of the property and it is considered a further bin would be acceptable.
In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the proposed development would be unacceptable to the Isle of Man Strategic Plan (June 2007).
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Ramsey Commissioners The EPU & Public Health – DEFA
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance
Recommended Decision: Permitted
Date of Recommendation: 17.05.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the conversion of existing gymnasium in basement, ground and first floors to three residential apartments as proposed in the submitted documents and drawings 1, 2 and 3 all received on 31st March 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control / Senior Planning Officer.
Decision Made : Permitted Date : 18 May 2011
Signed : [Handwritten signature]
Michael Gallagher Director of Planning and Building Control (Delete as appropriate) Jennifer Chance
Michael Gallagher Director of Planning and Building Control (Delete as appropriate) Jennifer Chance
Senior Planning Officer
18 May 2011
Senior Planning Officer
18 May 2011
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