Officer Planning Report Recommendations

Planning Report And Recommendations {{table:174724}} {{table:174725}} {{table:174726}} {{table:174727}} ### Considerations {{table:174728}} ### Written Representations {{table:174729}} ### Consultations {{table:174730}}

Officer's Report

Site

The application site 74 Waterloo Road, Ramsey, is part of a row of three, four storey terraced properties (end terrace) which are located on the southern side of Waterloo Road.

Land Use Zoning

The dwelling has been zoned under the Ramsey Local Plan Order 1998 as being within a predominately residential use; the site is not within a Conservation Area.

Planning History

Confirmed use of the building as four apartments in a modified form along with associated parking – Kirkland, 75 Waterloo Road, Ramsey - 06/00955/B - APPROVED

Proposal

The application proposes the conversion of existing building into four apartments with associated parking.

Representations

Ramsey Commissioners have No objection, but make the following observation:-

It is noted that this proposal provides only four car parking spaces to serve the four proposed individual units within the property and it is considered that this may result in car parking on-street or on the adjacent lane. In addition, it is considered that access to the bin storage area as shown on the submitted drawings may be adversely affected by its location adjacent to the proposed car parking.

Highways Division:-

Do not oppose

The Chief Fire Officer makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.

The IOM Water Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.

The Ramsey Heritage Trust have made the following comments on the application which can be summarised by the following; the long term intention could be to create a block of 12 flats, four in each building; this is not a problem, assuming the outward appearance remains the same; we would like the applicant to consider timber sliding sash windows instead of uPVC; and it is hard to see how the parking will be arranged.

We have received no privately written representations objecting to the application.

Assessment / recommendation

The following policies need consideration for this development:-

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.

Housing

Policy 17: The conversion of buildings into flats will generally be permitted in residential areas provided that:

• (a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking;
• (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms and
• (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area.

Residential amenity of the development

As with all conversions of buildings to flats, they must comply with Housing Policy 17. In this instance I considered the proposals would. The apartments all have acceptable amenity levels and outlooks; additionally they would all have access to the rear yard, for bin storage and parking provisions. Whilst the car parking provisions might be difficult to achieve, due to the limited space, Housing Policy 17 paragraph (c) does stated that if possible parking on site should be provided, and I think in this case the parking is the mostly realistic option for this site to accommodate any off street parking, a view which is also shared by the Highway Division.

Recommendation

For these reasons the proposals would be appropriate in these locations and therefore my recommendation is for an approval.

Party Status

I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

The Ramsey Commissioners Highways Division

I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:-

The Chief Fire Officer The IOM Water Authority The Ramsey Heritage Trust

Recommendation

Recommended Decision: Permitted

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

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 submitted documents and drawings HLK/07/0157/1, HLK/07/0157/2, HLK/07/0157/3 and HLK/07/0157/4 all received on 17th July 2007.

N 1. This application falls within the scope of the Fire Precautions (Flats) Regulations 1996. The applicant is advised to consult with the Flats Inspection Team at the Fire Safety Department to discuss compliance issues.

N 2. For connections to Flats and Apartments the following apply - "Water Supply To Flats And Apartments - Regulations", and if applicable a "Form Of Undertaking In Respect Of Supply Pipes" will be required. Copies of these documents can be obtained from the IoMWA or alternatively by contacting the IoMWA Byelaws Inspector (Michael Karran), tel. 69 59 57

I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date: 11/10/07

Signed: [Handwritten signature]

M. I. McCauley Director of Planning and Building Control