Officer Planning Report

Planning Report And Recommendations {{table:205219}} ### Considerations {{table:205216}} ### Written Representations {{table:205217}} ### Consultations {{table:205218}}

Officer's Report

THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises a building located on the corner of Parliament Street and Court Row in Ramsey. The proposed development comprises the conversion of the upper floors from vacant office space to three residential apartments. PLANNING HISTORY

Whilst the application site has been the subject of a number of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.

REPRESENTATIONS

Ramsey Town Commissioners have no objections to the planning application.

The Department of Transport Highways Division do not oppose the planning application due to the town centre location of the application site.

The Chief Environmental Health Officer expresses an interest the planning application. The owner and/or occupant of Seacliffe, which is located in Braddan, express an interest in the planning application. PLANNING POLICY

In terms of local plan policy, the application site is located within a wider area of land that is designated as mixed use (town centre) under the Isle of Man Planning Scheme (Ramsey Local Plan) No. 2) Order 1998. It is also located within Ramsey Conservation Area. 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 floor as retail units, offices and apartments shall be encouraged particularly where premises are currently vacant."

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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Housing Policy 17: "The conversion of buildings into flats will generally be permitted in residential areas provided that:

• (a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking;
• (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms and
• (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area."

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."

ASSESSMENT

The planning application seeks approval for the conversion of the upper floors from vacant office space to three residential apartments. In terms of assessment the three main considerations are i) the visual impact of the proposal; ii) the living environment for the proposed apartments; and iii) the car parking provision.

In respect of i) the external alterations to the building are relatively modest and unobjectionable. As such, the impact on the character and appearance of the Conservation Area is suitably limited and the proposal accords with the relevant planning policy.

In respect of ii) the living environment of each apartment is of a suitable standard. The level of space provided for the development and the outlook from principal rooms is similar to other apartments found elsewhere within the surrounding area. As such the proposal accords with the relevant planning policy.

In respect of iii) the proposal provides one on-site parking space. Whilst appendix 7 of the Isle of Man Strategic Plan 2007 sets a standard of three parking spaces it also allows this standard to be relaxed where appropriate. In this instance the application site is within a town centre location and therefore well served by public transport.

It is recommended that the planning application be approved.

Party Status

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 Chief Environmental Health Officer; and The owner and/or occupant of Seacliffe.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 10.02.2009

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 PD-001, PD-002, PD-003, PD-004, PD-005, PD-006, PD-007, PD-008, PD-009, PD-010, PD-011, PD-012 and PD-014 date stamped the 19th December 2008.

I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date: 11/2/09 Signed: [Signature] Senior Planning Officer