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                                      18/00469/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00469/B Applicant : Kythira Limited Proposal : Change of use of existing office/storage areas into retail use (Class 1) together with removal of bow window and installation of new shop front to West Quay elevation Site Address : 20 Parliament Street & Sea View West Quay Ramsey Isle Of Man IM8 1AP

Senior Planning Officer: Mr Jason Singleton Photo Taken : 02.07.2018 Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 02.10.2018 __

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information;

This approval relates to drawings referenced; SM18/452/1 date stamped, 4th May 2018 and SM18/452/2B date stamped 5th Sepember 2018.

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Interested Person Status - Additional Persons

None __

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Officer’s Report

THE APPLICATION SITE 1.1 The application site is the curtilage identified in red of No.20 Parliament Street Ramsey, located to the north of Parliament Street. The property is currently used as an office and storage area and also fronts onto West Quay.

1.2 The property is split level and two storey in parts sitting mid terrace. To the rear of the property is a single storey extension and a small yard area. The rear of the premises and upper floor are offices which extend over the car park at the rear.

PROPOSAL 2.1 Proposed is the change of use of part of the premises from offices to a wellbeing centre with four treatment rooms; specialist tanning rooms; reception area and retail; changing rooms. The applicant advises the ground floor retail element will be for nail, hair care and beauty products. There are no structural changes being proposed, other than cosmetic refurbishment and internal partitioning. Also proposed is the removal of the bay window fronting onto West Quay, and the installation of a window and doorway to create a new shop front.

PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application.

PLANNING POLICY 4.1 The site lies within an area of Mixed Use on the Ramsey Local Plan of 1999 and also within Ramsey's Conservation Area.

4.2 The Local Plan contains a policy, R/TC/P1 which states: "There will be a general presumption in favour of retention of retail uses at ground floor level in the main shopping streets (Peel Street, Bourne Place, Market Hill, Market Place, (West), Parliament Street (excluding Auckland Terrace), East Street, Parliament Square (East Side). Office uses (including finance related establishments) at ground floor level will not be permitted to occupy more than 30% of the street frontage in any one block between public and vehicular highways in these streets".

4.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains four policies that are considered materially relevant 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: (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; (g) does not affect adversely the amenity of local residents or the character of the locality;

4.4 Environment Policy 35 reads: "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".

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4.5 Business Policy 9 reads (in part): "The Department will support new retail provision in existing retail areas at a scale appropriate to the existing area and which will not have an adverse effect on adjacent retail areas".

4.6 Business Policy 10 reads (in part): "Retail development will be permitted only in established town and village centres".

REPRESENTATIONS 5.1 Ramsey Town Commissioners has no objection 28.06.18

5.2 Highways Services has no objection (07.06.18)

ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing dwelling, (ii) the impact of the proposal on the conservation area and street scene.

6.2 The principle of the change of use for the use as a treatment centre at this site would not undermine the character of the property and would still contribute to the mix of uses which is reflected in this part of the street scene which is in accordance with the designation of the area. Whilst there are no suggested opening houses, being located between two licensed premises, it is not thought a condition limiting the hours of operation is required as any impact from customers comings and goings would be significantly less harmful than either of those public house in the streetscene. As such, it is considered that the proposed development accords with the current local plan policy.

6.3 The proposed replacement window would be made from soft wood timber to create the windows frame and door surrounds. This would be preferable to utilising Upvc and would retain a degree of character within this part of the conservation area. When viewed from West Quay, the removal of the existing bay window would not be seen to be detrimental to the character of the streetscene or that of the conservation area given that there is a diverse range of "shop fronts" when walking along the quayside and would help smarten up the appearance.

6.4 Whilst a plan for advertising has been included, consideration has not been given to their contact or placement on the building as that would be subject to a separate application for advertisement consent.

CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

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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 in Article 6(4) who should be given Interested Person Status. __

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 03.10.2018

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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