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The application site comprises a four storey building that is located on East Street in Ramsey.
The proposed development comprises the demolition of the existing building and the erection of a four storey building consisting of a bar and restaurant at ground floor level and six apartments above.
The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application.
Within the surrounding area there are two previous planning applications and one current planning application that are 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 retail units with nine apartments on three floors over to replace existing buildings, 2/3 East Street and 38/40 Parliament Street, Ramsey. 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 refusal was confirmed by the Planning Committee at review on the 10th December 2004, with the review of the refusal decision notice issued on the 15th December 2004. A subsequent appeal against the refusal was allowed by the Minister, in accordance with the recommendation of the appointed Planning Inspector, with the appeal approval decision notice issued on the 8th August 2005.
Planning application 07/01679/B sought approval for the demolition of no. 36 & 36A Parliament Street and the construction of a 32 bedroom hotel with bar/restaurant at ground floor level, 36 - 40 Parliament Street, Ramsey. This previous planning application was considered and approved on the 20th December 2007, with the approval decision notice issued on the 31st December 2007.
Planning application 08/00138/B seeks approval for the erection of a four storey replacement building to provide office and residential accommodation, 14-15 West Quay, Ramsey. At the time of writing this current planning application has not yet been considered. It is on the agenda for consideration at this meeting.
Ramsey Town Commissioners have no objection to the planning application.
The Department of Transport Highways Division object to the planning application on the grounds that the proposed development provides additional residential development without providing the off street parking requirements in a town centre location which is subject to high volumes of parking particularly on Saturdays.
The Department of Local Government and the Environment's Environmental Health Office express an interest in the planning application. The Isle of Man Water Authority expresses an interest in the planning application. The Manx Electricity Authority expresses an interest in the planning application. The Isle of Man Fire and Rescue Service express an interest in the planning application. The Disability Access Officer expresses an interest in the planning application. The owner and/or occupant of Seacliffe, which is located in Braddan, express an interest in the planning application.
In terms of land use designation the application site is located within a wider area of land that is designated as mixed use (town centre) under the Ramsey Local Plan Order 1998. Planning Circular 2/99, which constitutes the written statement to be read in conjunction with the local plan, contains four policies that are considered specifically material to the assessment of this current planning application.
"There will be a general presumption in favour of retention of retail uses at ground floor level in the main shopping streets (Peel Street, Bourne Place, Market Hill, Market Place (West), Parliament Street (excluding Auckland Terrace), East Street, Parliament Square (East side). Office uses (including finance related establishments) at ground floor level will not be permitted to occupy more than 30% of the street frontage in any one block between public and vehicular highways in these streets."
"The use of upper floors as retail units, offices and apartments shall be encouraged particularly where premises are currently vacant."
"The West Quay area is allocated for mixed use, with a presumption in favour of rehabilitation and conversion (as against demolition) of the warehouse buildings."
19 May 2008
08/00173/B
Policy R/TC/P10 "Town centre parking standards for offices at 1 space per 50 sq. m. nett shall be applied to all new development/redevelopment and conversion schemes. If necessary, consideration may be given to acceptance of a lesser standard for development proposals within the designated Conservation Area. Elsewhere, discretion may be applied if this can be justified by specific site constraints."
The application site is also located within a designated Conservation Area. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application.
General Policy 2 states: "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 states: "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."
Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards." Appendix 7 of the Isle of Man Strategic Plan 2007 sets out parking standards for proposed development. In respect of the current planning application it states that 1 space for 1 bedroom or 2 spaces for 2 or more bedrooms should be used for apartments and 1 space for every 50 square metres of nett floor space should be used for offices. These standards may be relaxed where development (a) would secure the re-use of a Registered Building or a building of architectural or historic interest; (b) would result in the preservation of a sensitive streetscape; (c) is otherwise of benefit to the character of a Conservation Area; or (d) is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality.
The proposal comprises the demolition of the existing building and the erection of a four storey building consisting of a bar and restaurant at ground floor level and six apartments above. In terms of assessment the four main considerations are i) the acceptability of demolition within a Conservation Area; ii) the visual impact of the proposed building; iii) the acceptability of the apartments; and iv) the appropriateness of car parking provision.
In respect of i) the planning application includes detailed survey information regarding the structural condition of the existing building and specification of the proposed method of demolition. From this information it is accepted that the condition of the existing building is critically flawed and that demolition on the basis of structural condition is justified. In terms of the impact of the demolition on the character of the townscape and the Conservation Area it is concluded that the existing building is a mixture of styles and does not add unique or irreplaceable visual amenity within the area. As such the demolition of the existing building and the erection of a replacement building represents the opportunity to enhance the townscape and the character of the Conservation Area.
As regards ii) the visual impact of the proposed building is basically considered to be acceptable. What is proposed is similar in scale to that of the existing building and is considered to represent a visual improvement over the existing building, as it has a more coherent design than the existing mixture of styles. The resultant effect on the townscape of the surrounding area is deemed to be appropriate and it is concluded that the proposed building enhances the character of the Conservation Area. Given that the proposed development is within a Conservation Area it is considered that the windows, doors and shop front on the East Street elevation should be timber and that the roof should be natural slate.
In terms of iii) the living environments of the proposed apartments are acceptable, with all apartments having primary outlook onto East Street. Whilst any occupant of the apartment would be aware of the restaurant and bar at ground floor level it is considered appropriate to impose a condition controlling the hours of its operation. Similar operating hours as those imposed on the restaurant and bar approved across the road through previous planning application 07/01679/B are considered appropriate.
Turning to iv) it is considered that appropriate to examine the implications of previous planning 07/01679/A. In their conclusions into the appeal against the refusal of that previous planning application the appointed Planning Inspector considered that the constraints of the application site were such that it would be impractical to require on-site car parking. That previous planning application was subsequently approved. Given that there are clear parallels between the two application sites, that the current proposal is for fewer apartments and that the Isle of Man Strategic Plan 2007 allows relaxation of car parking standards in appropriate situations it is concluded that the lack of on site or related car parking for the current proposed development is acceptable.
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 Department of Transport Highways Division.
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 Department of Local Government and the Environment's Environmental Health Office; The Isle of Man Water Authority; The Manx Electricity Authority; The Isle of Man Fire and Rescue Service; The Disability Access Officer; and The owner and/or occupant of Seacliffe.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 19.05.2008 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions
19 May 2008 08/00173/B Page 4 of 5
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 01 and 03 date stamped the 31st January 2008. C 3. The window frames, doors and shop front surround contained within the East Street elevation of the building shall be constructed of timber.
C 4. The roof of the development permitted by this approval must be finished in natural slate. C 5. The bar/restaurant shall only be open to the public between the hours of 09:00 and 01:00 (inclusive)the following day on any Monday, Tuesday, Wednesday, Thursday, Friday and Saturday and between the hours of 09:00 and 23:30 (inclusive) on any Sunday.
SUBJECT To Revision of CONDITION No. 5 From 01:00 To MIDNIGHT. 24:00
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