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The application site represents the curtilage of 10 Water Street in Ramsey which is currently a two storey town house. The property is situated to the south of Parliament Street at the corner of Cannell’s Lane and Water Street.
The application site is located within an area of “Mixed Use – Town Centre” and within the “Conservation Area” on the Ramsey South Local Plan, 1998. Within the Ramsey Local Plan Written Statement 1998 (Planning Circular 2/99) Policy R/TC/P3 - Upper Floors is considered relevant for this proposed application:
“The use of upper floors as retail units, offices and apartments shall be encouraged particularly where premises are currently vacant”.
Within the adopted Isle of Man Strategic Plan 2007, the following policy is considered relevant - 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”.
The following applications should be considered in the assessment and determination of this application:
Case – PA 92/00477/A Approval in principle for change of use to Red Cross training and admin. centre – Permitted
Case – PA 99/02123/B Installation of replacement uPVC windows – Permitted
This application seeks approval for the change of use from an office / retail outlet to a fitness centre and retail outlet. This would include internal alterations to form a fitness & reception area, changing rooms and office space.
Ramsey Commissioners have objected to the proposed layout as shown on the submitted drawings is deemed to be inadequate particularly in terms of changing/shower facilities and the provision of only one W.C. cubicle to serve this proposal. In addition, such facilities do not provide basic requirements in terms of access for disabled persons.
The Department of Transport Highways Division do not oppose the development.
The application site is located within the town centre and within a conservation area identified under the Ramsey Local Plan, 1998. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policies identified earlier within the report (i.e. Policy R/TC/P3 of the Planning Circular 2/99 and Environment Policy 35 of Isle of Man Strategic Plan 2007).
The alterations to this building would not detrimentally affect its character as all works are internal, as such, with this area of town centre the proposal would be in-keeping with its surroundings.
The proposed development would be in accordance with Policy R/TC/P3 of the Planning Circular 2/99 as the vacant upper floor would be transformed into a fitness area and office space. This development should bring employment, investment and activity to this conservation area of Ramsey without adversely affecting the character of the surrounding landscape.
As a result to the parking issue, it is regarded that as the application site is within the town centre of Ramsey and is bordered by a number of streets which have on street parking, it is concluded that this is acceptable as most of the expected costumers would arrive in the evening when most of the cars would be leaving the area in question, as not to create an area which is hazardous or high congestion of vehicles. The Highway Division have no objection to the proposal.
Regarding the concern of the Commissioners that the changing / shower facilities and the provision of only one W.C. being inadequate, this matter would be dealt with at any future Building Regulations Application, and is not a material planning matter which can be judged under this application.
For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Ramsey Commissioners
Recommended Decision: Permitted Date of Recommendation: 07.01.2009
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 the submitted drawings Location Plan, 001-A and 001-C received on 24th October, 2008.
C 3. The use hereby permitted allows for the operation of the fitness centre at the site between the following hours (excludes public/bank holidays):- Monday to Friday 07.00 am to 20.00 pm Saturday to Sunday 10.00 am to 16.00 pm
C 4. No advertisement matter of any description shall be exhibited on these premises without the PRIOR written permission of the Planning Authority.
I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.
Decision Made: Permitted Date: 8/11/09
Signed: [Handwritten signature] Acting Senior Planning Officer
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