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Site
The property 35 Parliament Street, Ramsey, is part of a row of three storey terraced properties which are located on the southern side of Parliament Street.
Land Use Zoning
The site has been zoned under the Ramsey Local Plan Order 1998 as being within an area of predominately town centre use; the site is within Ramsey Conservation Area.
The application proposes the conversion of existing living accommodation to create two apartments.
No objection
The proposed apartments are located in Ramsey town centre close to public car parking and transport links
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 comments to the application, which can be summarised as; the building remains unaltered internally or externally which is acceptable; a building in a conservation area, one would not normally find this solution acceptable; however the terrace should be invisible, or at least unnoticeable, from normal head height, which appears to be the case; it would however still be out of character with the building; If approved it could be made explicit that such approval would not constitute a precedent for approval of works on other buildings in conservation areas.
We have received no privately written representations objecting to the application.
Policy 17: The conversion of buildings into flats will generally be permitted in residential areas provided that:
The Ramsey Local Plan – Planning Circular 2/99 – R/TC/P3 upper floors The use of upper floors as retail units, offices and apartments shall be encouraged particularly where premises are currently vacant.
I consider the following matters to be material to this application:-
The site is within and area zoned as mixed use within the town centre. Additionally Policy R/TC/P3 upper floors, indicates that development within the upper floors would be encouraged. I therefore consider the principle of the development to be acceptable.
Impact upon the street scene and Conservation Area
The change of the use of the existing building has no impact upon the Conservation Area. However, initially I had concerns regarding the proposed roof terrace on the north elevation of the property due to the alterations to the existing roof. However after visiting the site, it be obvious that the proposed alterations from street level and street level from a distance the alterations would not be apparent due to the height of the building, height of the parapet wall and due to similar sized buildings adjacent to 35 Parliament Street which screen the property from a distance, particularly when viewed from West Quay and beyond. I therefore consider due to the proposal begin very well screened, the proposal would be acceptable in this particular location.
I have also discussed the matter with the Department's Conservation Officer who due to the reasons stated above has no objections.
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. I did have initial concerns of bin storage, as none was indicated, and I was concerned that the storage might have been located along the front of the building along Parliament Street, which would have been totally inappropriate. Subsequently I have contacted the Applicant and have received an additional drawing which shows the bin storage to the rear of the property, which has access through to the rear lane. Additionally no car parking provisions have been designated to this property. However I consider it would not be possible or realistic for the 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 Ramsey Heritage Trust
Recommended Decision: Permitted Date of Recommendation: 21.09.2007 Conditions and Notes for Approval / Reasons and Notes for Refusal
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 submitted documents and drawing 0450/PL01 REV B all received on 20th September 2007.
N 1. This application falls within the Scope of the Fire Precautions (Flats) Regulations 1996. The submitted plans do not conform to the prescribed standard of the fire safety.
The Fire Officer recommends that the applicant consults 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 : 24/01/07
Signed : M. I. McCauley Director of Planning and Building Control
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