95993

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                                      23/00797/C                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00797/C Applicant : Mr Michael Meier Proposal : Additional use of residential apartment for tourist use Site Address : 103 St Pauls Apartments St Pauls Square Ramsey Isle Of Man IM8 1LE

Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 22.08.2023 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

N 1. The applicants are strongly recommend to ensure there is an emergency flood escape plan displayed clearly for future occupants and retained thereafter. Further information can be sought from the Flood Risk Management Division of the DOI.

This application has been recommended for approval for the following reason. Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan not having any significant adverse impact upon private or public amenity.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 18.07.2023.

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Interested Person Status - Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions these do relate to planning considerations:

Flood Management Division (DOI) __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The site is the residential curtilage of 103 St Pauls Apartments, St Pauls Square, Ramsey which is part of a large residential complex within Ramsey Town Centre.

2.0 PROPOSAL 2.1 The application seeks approval for the additional use of residential apartment for tourist use.

3.0 PLANNING POLICY 3.1 The application site is within an area of mixed use (town centre), under the Ramsey Local Plan. The site is neither within a Conservation Area nor within an area of High Landscape or Coastal Value and Scenic Significance.

3.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:-

3.3 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."

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3.4 Business Policy 13 states: "Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents."

4.0 PLANNING HISTORY 4.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

5.0 REPRESENTATIONS 5.1 Highway Services comment (28.07.2023); "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking."

5.2 Flood Risk Management comment (31.07.2023); "The proposed change to tourist use of an apartment within a flood zone

Conditions FRM require that it is conditioned to have an emergency flood escape plan displayed clearly for occupants."

6.0 ASSESSMENT 6.1 The property is currently used as a residential property; the application will enable the owners to rent the property for tourist accommodation when they are not occupying the dwelling.

6.2 The dwelling is within a mixed use area so the principle of such development is considered acceptable. It is also noted that the site was original built for tourist (apart hotel) units, and over the eyars a number of been converted to residential units.

6.3 Business Policy 13 indicates that permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents. There are a number of residential properties in the area.

6.4 It is considered the use of the existing residential dwelling for tourist accommodation will have the same impact, whether it is used for tourist or permanent residential use.

6.5 There is no parking associated with the site; albeit parking demand is unlikely to change whether the unit is used for permanent residential or tourist use. Highway Services have considered the proposal and has no objection.

7.0 RECOMMENDATION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan not having any significant adverse impacts upon private or public amenities therefore it is recommended that the application be approved.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material;

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(e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status. __

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Date: 23.08.2023

Determining officer Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

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