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The application site comprises of land at the junction of East Street and Parliament Street in Ramsey. At present the site is part cleared and part contains existing buildings.
The proposed development comprises of the erection of a 32 bedroom hotel with bar/restaurant at ground floor level on the application site.
The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application.
Planning application 04/01742/A sought approval in principle for the erection of a block of two ground floor retails units with nine apartments on three floors over, to replace existing buildings at 2/3 East Street and 38/40 Parliament Street. This previous planning application was initially considered and refused on the 8th October 2004, with the initial refusal decision notice issued on the 11th October 2004. The initial refusal was confirmed at review by the Planning Committee on the 10th December 2004, with the review refusal decision notice issued on the 15th December 2004. A subsequent appeal against refusal was granted by the Minister, in accordance with the recommendation of the appointed Planning Inspector, with the appeal approval decision issued on the 8th August 2005. Copies of the decision notices for this previous planning application have been placed on the file for this current planning application.
Ramsey Town Commissioners express full support for the development proposed by the planning application.
The Isle of Man Fire and Rescue Service recommend that the applicant contacts them to discuss the provision of appropriate fire precaution measures.
The Manx Electricity Authority requests that an informative note be attached to any approval decision notice. The Isle of Man Water Authority requests that an informative note be attached to any approval decision notice. The Disability Access Office recommends that the needs of disabled access be taken into account.
The Society for the Preservation of the Manx Countryside and Environment express concern at the proposed development, specifically in respect of the car parking provision.
The owner and/or occupant of 12 West Quay, which neighbours the application site to north-east, express an interest in the planning application. They highlight their concern regarding potential noise, smell and general disturbance arising from the use of the proposed development.
The owner and/or occupant of 1 Ormly Avenue, which is a significant distance from the application site, object to the planning application. The grounds for their objection can be summarised as concern that the proposal is an over-intensive use of the site resulting in little provision for service vehicles, etc. They also express concerns that the proposal will give rise to traffic congestion within the area.
The owner and/or occupant of 5 Greenlands View, which is a significant distance from the application site, express their support for the proposed development.
The owner and/or occupant of 5 Marine Gardens, which is a significant distance from the application site, object to the planning application. The grounds for their objection can be summarised as concern regarding the overall level of development proposed by the planning application, the level of provision for the likes of service vehicles. In their capacity as a member of Ramsey Heritage Trust they express concern at demolition within the Conservation Area and the acceptability of the proposed development.
In terms of land use designation, the application site is located within an area of land that is designated as mixed use (town centre) under the Ramsey Local Plan 1998. It is also located within Ramsey Conservation Area. Planning Circular 2/99 constitutes the written statement to be read in conjunction with the Ramsey Local Plan 1998. There are no policies within the circular that are considered specifically material to the assessment of this current planning application:
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains a number of policies that are considered specifically material to the assessment of this current planning application:
"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:
Environment Policy 35: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."
Environment Policy 39: "The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area."
The planning application proposes the erection of a 32 bedroom hotel with associated bar/restaurant on the application site. In terms of assessment, the main considerations are the impact of the proposal on residential amenity, the impact of the proposal on public amenity tallied with the effect on the setting of the Conservation Area and traffic related impacts. In order to do this it is necessary to have regard to the planning history for the application site, land use designation and relevant planning policy as part of any such assessment.
In terms of the impact of the proposal on residential amenity it should be recognised that the location of the application site is clearly within the town centre of Ramsey. Although there are inevitably some residential properties within the area, it remains that the primary land use role of the area is commercial. On that basis it is considered reasonable to conclude that any residential properties within the area would tolerate the type of use proposed by the planning application. The main area of potential nuisance to residential amenity within the proposed development is the bar/restaurant at ground floor level. If approved, it would be appropriate to impose hours of opening restrictions on the bar/restaurant through a condition. In respect of impact on residential amenity it is concluded that the proposed development accords with the relevant parts of General Policy 2 of the Isle of Man Strategic Plan 2007.
In terms of the impact of the proposal on public amenity, the main consideration is visual impact, which naturally ties in with the issue of development within a Conservation Area. After discussion with Building Conservation Officer it has been concluded that the buildings proposed to be demolished do not make a positive contribution to the character or appearance of the Conservation Area. Given this and that the remainder of the application site is vacant, it is concluded that there is potential to enhance the setting of the Conservation Area. The scale of the proposed development matches that of other existing properties within Parliament Street. Although the proposed building is taller than those on West Quay this is not a particularly unusual situation in that location. It could be said that the mixture of different scale buildings within the area forms part of the character of the Conservation Area. What is proposed is considered to be an acceptable addition to the streetsceene that manages to enhance and preserve the Conservation Area. In respect of impact on public amenity it is concluded that the proposed development accords with the relevant parts of General Policy 2 as well as Environment Policy 35 and 39 of the Isle of Man Strategic Plan 2007.
In terms of traffic related impacts, as stated earlier in this report, previous planning application 04/01742/A granted approval in principle for the erection of a block of two ground floor retail units with nine apartments on three floors over. Although this earlier application did not cover the entire application site for this current planning application, there are clear parallels between the two developments and relevant conclusions can be drawn. Whilst the approval for this previous planning application lapsed on the 8th August 2007 it is considered that the conclusions of the appointed Planning Inspector are significant in the assessment of the development proposed by the current planning application. Specifically, the issue of car parking provision associated to the application site and the proposed development was discussed as part of the appeal for previous planning
04/01472/A. Given the constraints of the application site it is difficult, if not impossible, to provide on-site car parking provision. The appointed Planning Inspector effectively concluded that the level of car parking provision within the surrounding area combined with the town centre location was sufficient reason to set aside and relax car parking standards. In respect of the development proposed by the current planning application it should be recognised that the level of accommodation is increased from that proposed by previous planning application 04/01742/A. However on the basis that the type of accommodation is also different from that proposed by previous planning application 04/01472/B and is no longer for permanent residential accommodation it is considered reasonable to conclude that car parking provision is acceptable. This position accords with Appendix 7 of the Isle of Man Strategic Plan 2007 which states that car parking standards may be relaxed in urban locations. Ultimately, people booking into a hotel will normally be aware of parking provision and will therefore make their decision accordingly. As regards deliveries, the constraints of the application site prevents the provision of dedicated on-site loading and unloading area, meaning that deliveries are most likely to be made via East Street. Whilst this is not ideal it is little different to previous commercial properties contained within the site and it is difficult to see how else the site could be serviced. The issue of deliveries is not considered to be unacceptable to a degree that warrants refusal of the planning application.
On the basis of the above it is concluded that the proposed development is acceptable and it is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Ramsey Town Commissioners; and
The owner and/or occupant of 12 West Quay.
It is considered 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 Isle of Man Fire and Rescue Service; The Manx Electricity Authority; The Isle of Man Water Authority; The Disability Access Office; The Society for the Preservation of the Manx Countryside and Environment; Ramsey Heritage Trust; The owner and/or occupant of 1 Ormly Avenue; The owner and/or occupant of 5 Greenlands View; and The owner and/or occupant of 5 Marine Gardens.
Recommended Decision: Permitted
Date of Recommendation: 11.12.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : 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 drawing no.s 1 and 2 date stamped the 10th September 2007.
C 3.
Prior to the commencement of development further elevation detail drawings of the rear elevation must be submitted to and agreed by the Planning Authority.
C 4. The bar/restaurant shall be open to the public between the hours of 9:00am and 11:30pm (inclusive) on any Monday, Tuesday, Wednesday, Thursday, Friday and Saturday and between the hours of 9:00am and 10:30pm (inclusive) on any Sunday. ☑
C 5. Prior to the commencement of development details of all external architectural features (at a scale of 1:20 or better) and external finishes of the building must be submitted to and agreed by the Planning Authority. ☑
N 1. The applicant/developer is recommended to contact the Isle of Man Fire and Rescue Service to discuss the provision of appropriate fire precaution measures.
N 2. The applicant/developer is recommended to contact the Isle of Man Water Authority to discuss the provision or change of any water supply.
N 3. The applicant/developer is recommended to contact the Manx Electricity Authority to discuss the provision or change of any electrical supply.
Decision Made: APPROVED Committee Meeting Date: 20/12/07
C 4. THE BAR/RESTAURANT SHALL ONLY BE OPEN BETWEEN THE HOURS OF 09:00AM AND 01:00AM THE FOLLOWING DAY ON ANY MONDAY, TUESDAY, WEDNESDAY, THURSDAY, FRIDAY AND SATURDAY AND BETWEEN THE HOURS OF 09:00AM AND 23:30PM ON ANY SUNDAY.
C 5. PRIOR TO THE COMMENCEMENT OF DEVELOPMENT DETAILS OF ALL EXTERNAL ARCHITECTURAL FEATURES (AT A SCALE OF 1:20 OR BETTER) AND EXTERNAL FINISHES OF THE BUILDING TOGETHER WITH AN INITIAL PAINTING SCHEME FOR THE EXTERNAL APPEARANCE OF THE BUILDING MUST BE SUBMITTED TO AND AGREED BY THE PLANNING AUTHORITY.
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