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Director of Planning & Building Control
Michael Gallagher MRTPI
19/10/11
Planning statement on behalf of the Department of Infrastructure in respect of planning for the alterations and amendments to highways, installation of new street furniture, lighting plus hard and soft landscaping - Market Hill, Ramsey - 11/00796/B
1.1 The aim of this statement is to provide background information to the planning application and to set out the relevant policies to consider in respect of the proposed development.
1.2 The site includes land which is public highway. As such land is owned by the Department of Infrastructure, and that Department is also the Planning Authority, the application must be considered by an independent inspector and the decision taken by the Council of Ministers under 10 (1) (b) of the Town and Country Planning (Development Procedure) Order 2005 (see Appendix Two).
2.1 The site represents the curtilage of Market Hill, Ramsey which is within the centre of Ramsey Town Centre linking Parliament Street to Market Place.
2.2 The vehicular highway is current made up of tarmac. The footpaths which vary in size and width (narrow along northern section of footpath) are made up of concrete.
3.1 The application seeks approval for the alterations and amendments to highways, installation of new street furniture, lighting and hard landscaping.
3.2 The proposal will result in the existing public footpaths in the area being increased in width, whilst the vehicular highway will be decreased in width to a form a single lane, forming a one way road (from Parliament Street to Market Place).
3.3 The scheme also involves the repaving of all the public footpaths within the area with a "flamed granite paving". The vehicular highway will be finished with a "mixed coloured flamed granite paving". The footpaths and the highway will run flush creating a level surface.
4.1 In terms of the current Development Plan, the application site is zoned as being 'Mixed use' under the Ramsey Local Plan Order 1998. The site is within a Conservation Area. The Post Office building (i.e. the Old Courthouse Building is a Registered Building Nr 79).
4.2 Due to the site location and the type of proposal, the following policies are relevant for consideration:
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."
Policy 43: The Department will generally support proposals which seek to regenerate run-down urban and rural areas. Such proposals will normally be set in the context of regeneration strategies identified in the associated Area Plans. The Department will encourage the re-use of sound built fabric, rather than its demolition."
Policy 2: 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."
5.1 The following planning application is considered relevant to the assessment and determination of this application:-
Alterations and amendments to highways, installation of new street furniture, lighting plus hard and soft landscaping - 11/00791/B - Water Street, Peel Street. Bourne Place, Parliament Street & Courthouse Gardens, Ramsey - Pending Consideration
6.1 The Ramsey Commissioners:- "No objection"
6.2 The Highway's Division do not oppose the application.
6.3 The Isle of Man Water and Sewerage Authority make no comments on the merits of the application but as for an informative note be attached to any approval.
6.4 The Manx Electricity Authority makes no comments on the merits of the application but as for an informative note is attached to any approval.
6.5 The Planning Authority has received no other privately written representations objecting to the application.
7.1 As the application site is within a Conservation Area, the main policy to consider is Environment Policy 35. This policy indicates that development will only be permitted when it would "preserve or enhance the character or appearance of the Area".
7.2 It would seem apparent and given the age and quality of the highway and footpath surfaces, that they are not original and have been laid in recent time. Concern could be raised if a traditional method of hard surfacing was in place (i.e. cobble stones etc) which added to the character and quality of the street scene. However, this is not considered the case.
7.3 The question therefore is whether the existing finish of the footpaths and the highway has any particular merits with regards to the character and quality of the Conservation Area to warrant their retention.
7.4 It could be considered that the existing finish does not add to the character or quality of the visual appearance of the street scene or the Conservation Area and the granite paving would be potentially be beneficial and an enhancement to the Conservation Area.
7.5 Environment Policy 43 of the Isle of Man Strategic Plan indicates that; "The Department will generally support proposals which seek to regenerate run-down urban and rural areas". Paragraph 7.35.1 of the Plan also indicates that; "The Department also supports, in general, environmental improvements to our towns and villages."
7.6 The proposals are for a uniformed and high quality design paving which would provide better access for all members of the pubic (smoother surface), whilst potentially improving the visual appearance of the area as a whole.
7.7 The Conservation Officer has considered the application and has concluded the proposals could be an improvement to the character and appearance of the area and therefore could be beneficial in the Conservation Area and the area as a whole.
7.8 With regards to the details of the street furniture, whilst the positions have been indicated, there are only indicative designs of possible street furniture. It could be considered appropriate for a condition/s to be attached, which requires details of the street furniture be submitted to and approved by the Planning Authority prior to the development of any works on the site.
8.1 The Isle of Man Strategic Plan encourages and generally supports proposals which seek to regenerate run-down urban areas, as highlighted within Environment Policy 43.
8.2 Market Hill, in particular the northern footpath aspect is narrow in places which the proposed scheme would seem to overcome, to the betterment of pedestrian safety and usage.
8.3 It could be considered the existing hardstanding is not a feature which adds to the visual appearance of the street scene or add to the quality and character of the Conservation Area. It could be thought the proposed works could be beneficial to the visual amenities of the area, and enhance the existing quality of the street scene and Conservation Area in compliance with Environment Policy 35.
9.1 If the Inspector is minded to recommend to the Council of Ministers that the application is approved, the Planning Authority would suggest that the following conditions are attached to the Approval Notice:-
This statement has been prepared by Mr Chris Balmer, MA Hons, MTCP, MRTPI Planning Officer, on behalf of the Planning Division of the Department of Infrastructure.
Signed _________________________ Date 19/10/11 Mr Chris Balmer
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