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The application site comprises two lock-up garages located off Tower Road in Ramsey
The proposed development comprises of the conversion of the garages into two self-contained offices. The planning application has been made retrospectively.
The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
Ramsey Town Commissioners have no objection to the planning application subject to approval being conditional that the offices only be used in conjunction with the adjoining business and should not be sub-let or otherwise used for other business purposes.
The Department of Transport Highways Division oppose the planning application on the grounds that it results in the removal of existing off-street car parking whilst not providing any for the actual office development.
The Isle of Man Fire and Rescue Service recommend the installation of smoke detectors.
In terms of local plan policy, the application site is within a wider area of land that is designated 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 two policies that are considered specifically material to the assessment of this current planning application:
Policy R/I/P5 states: "New office uses may be located in the Town Centre (reference: Policy R/TC/P4) and the Mooragh Promenade area (reference: Policy R/I/P6)."
Policy R/TC/P10 states: "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 standards for development proposals within the designated Conservation Area. Elsewhere, discretion may be applied if this can be justified by specific site constraints."
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.
Business Policy 7 states: "New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space
Business Policy 8 states: "New office buildings should, in terms of height and mass, respect the scale and character of adjoining and nearby buildings and should accommodate parking space in accordance with the standards specified in Appendix 7 of the Plan."
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 states that office space should be provided at a ratio of 1 space for every 50 square metres of nett floor space. In the application of car parking standards it goes on to state that standards may be relaxed where development:
The proposed development comprises of the conversion of the garages into two self-contained offices. From the application form it is understood that the offices will be used in ancillary role to serve the commercial taxi business and garage that operates within the surrounding site (as defined by the blue line on the location site).
In principle, the creation of offices accords with the land use designation within the Ramsey Local Plan Order 1998 and the planning policies contained within Planning Circular 2/99 and the Isle of Man Strategic Plan 2007. However it can be seen that there is some conflict with this through the resultant loss of on-site car parking and relevant provisions set out by planning policies contained within Planning Circular 2/99 and the Isle of Man Strategic Plan 2007. It is necessary to weigh up these two issues and come to a reasoned recommendation.
In this instance, given the size of the office and as it is to be used in an ancillary role to the adjoining commercial taxi business and garage it is considered that the loss of on-site car parking is acceptable and that any required car parking provision is already provided within the adjoining site. As such it is concluded that it is demonstrable that a reduced level of parking will not result in unacceptable on street parking in the locality. This is subject to a condition tying the use of the offices to the adjoining commercial taxi business and garage.
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 Isle of Man Fire and Rescue Service.
Recommended Decision: Permitted Date of Recommendation: 29.05.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : 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 location plan, site plan, floor plans and photographs date stamped the 27th February 2008.
C 3. The offices hereby permitted by this approval shall only be used ancillary to the operation of the adjoining commercial taxi business and garage.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : Signed : Mrs F Mullen Senior Planning Officer
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