Loading document...
The application site comprises of land located on the western side of Christian Street in Onchan. The site currently contains a four storey building.
The proposed development comprises of the conversion of the building into office space at ground floor level and three apartments on the upper three storeys.
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. The Department of Transport Highways Division do not oppose the planning application. The Isle of Man Fire and Rescue Service express an interest in the planning application. The Isle of Man Water Authority express an interest in the planning application.
The Manx Electricity Authority express an interest in the planning application.
In terms of local plan policy, the application site is located within a wider area that is designated as mixed use (town centre) under the Ramsey Local Plan Order 1998. Planning Circular 2/99, the written statement that accompanies the local plan, contains two policies that are considered specifically material to the assessment of this current planning application:
Policy R/R/P4 states: "The upper floors above shops are often under-used. Use of this space for residential purposes will be encouraged, subject to compliance with the Housing (Flats) Regulations. Change of use from residential to office use will not generally be permitted."
Policy R/TC/P3 states: "The use of upper floors as retails units, offices and apartment shall be encouraged particularly where premises are current vacant."
In terms of strategic plan policy, although the Isle of Man Strategic Plan contains policies identifying general planning considerations that are applicable to the assessment of a planning application it is considered that there are no specific policies within the plan that are material to the assessment of this current planning application.
The planning application seeks approval for the conversion of the building contained within the application site into office space at ground floor and three apartments, one per floor, on the three storeys above.
In terms of assessing the proposed development it is necessary to first examine the principle of development. In this regard the proposed uses suitably accord with the location of the site and the respective land use designation under the Ramsey Local Plan Order 1998. It therefore remains necessary to examine the site specific issues, which in terms of the proposed development are the impact of the proposed office use, the acceptability of the living environments for each of the apartments and car parking provision for the development.
The planning application submission states that the proposed office floor space is 41 square metres. As such, the proposed office space is relatively modest and it is therefore considered that the impact of its use is likely to be duly limited. On the basis of this, that the application site is within the recognised town centre and that the surrounding area contains office accommodation it is concluded that the impact of the proposed office use is acceptable.
The residential element of the proposed development comprises of a two bedroom apartment at first floor level, a two bedroom apartment at second floor level and a one bedroom apartment at third floor level. The outlook from living rooms of each of these apartments is considered to be acceptable, given the location of the building within the town centre. Whilst the constraints of the building do not provide an associated external space for amenity space and clothes drying, etc. it is concluded that this may be an unreasonable expectation within a town centre location. The use of the building is supported by policies found within the Ramsey Local Plan Order 1988 and the Isle of Man Strategic Plan 2007. On the basis of the above it is concluded that the residential use of the upper three floors of the building is acceptable.
The application site contains no space for on-site car parking, which means that the planning application consequently does not propose any car parking to serve the proposed development. Under Appendix 7 of the Isle of Man Strategic Plan 2007 the proposed space should have one car parking space, as the floor space of 41 square metres is under the standard of one space per 50 square metres. As regards the residential element Appendix 7 states that car parking standards for town centre and brownfield residential development may be relaxed. Given that the application site is located close to employment sources, transport links, public amenities and that the proposed level of office and residential development is relatively modest it is considered the absence of associated car parking is not reason for refusal of the planning application. The benefits of bringing the building back into use are significant.
Having had regard to the above it is concluded that the 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 Isle of Man Fire and Rescue Service; The Isle of Man Water Authority; and The Manx Electricity Authority.
Recommended Decision: Permitted Date of Recommendation: 14.07.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 2. This approval relates to drawing no.s SM08/145/1/B and SM08/145/2/B date stamped the 20th March 2008.
Decision Made :
Copyright in submitted documents remains with their authors. Request removal
