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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/01069/B Applicant : Bravo Homes Limited Proposal : Erection of a building to provide ground floor retail (Class 1) and first and second floor offices (Class 4) Site Address : Market Hill Plot College Street Ramsey Isle Of Man
Principal Planner: Miss S E Corlett Photo Taken : 16.10.2019 Site Visit : 16.10.2019 Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 14.04.2020 __
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.
C 2. No development shall commence until details of the materials and type of the finish of the external elevations of the approved building have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Reason: In the interests of the character and appearance of the site and surrounding area.
C 3. No development shall commence until details of the material and method of opening of all proposed windows on the approved building have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Reason: In the interests of the character and appearance of the site and surrounding area.
This application has been recommended for approval for the following reason. This proposal is one which is considered acceptable on balance as whilst it does not strictly meet the criteria of Transport Policy 7, no cycle parking is provided and the site is not directly in the main retail core frontage, it is considered to be broadly in accordance with Strategic Plan
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and Local Plan policies in respect of the principle of the development, its design and issues of amenity impact, given the nature of the proposed use, the uses around it and the arrangement of existing and proposed windows.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 23rd September 2019: o 206/001 Location Plan o 206/002 Site Plan o 206/020 Proposed Plans & Elevations
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Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
Drop Inn Ministries, Unit 1 Church Walk, St Paul's Square, Ramsey 2-3 Church Walk, St Paul's Square, Ramsey 1 College Street/4, Bourne Place and Viking Corner, St Paul's Square, Ramsey.
As they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2018).
It is recommended that the following should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
o Manx Utilities
As they are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy __
Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THERE ARE FOUR OBJECTORS WHO HAVE BEEN RECOMMENDED TO HAVE INTERESTED PERSON STATUS AND THE APPLICATION IS RECOMMENDED FOR APPROVAL
THE SITE 1.1 The application site is a small vacant plot of land to the rear of the properties along Market Hill in Ramsey, a concreted area to the rear of 1& 2 Bourne Place and 1 College Street, and to the south western side of 3 Market Hill.
1.2 This area of Ramsey forms part of the town centre core retail and office area, with the modern St Paul's Apartments and retail centre to the immediate south east of the site and Parliament Street to the north east. There is a contract car park area to the south through which runs an access lane providing access to the site. The primary frontages of the buildings
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on Market Hill and nearby streets vary, with the closest being 3 storey flat roofed terraces, some with simple design and some with more ornate finishes.
1.3 In terms of appearance, the site plot appears as a hard surfaced rear yard area, in an unattractive rear street scene faced by the rear elevations of the surrounding properties. There is an alleyway which runs from Market Hill between 1 Bourne Place and 3 Market Hill, to the application site.
2.0 PROPOSAL 2.1 The application seeks approval for the erection of a new three storey building on the plot with a total of 105 sq m of floor space. The two upper floors are proposed as office use (Class 4), whilst the ground floor would be retail use (Class 1). The plans submitted show only a red line around the site rather than the footprint of the building but what is proposed will abut blank walls of the buildings alongside which can be seen in the officer's photographs taken on 16.10.19.
2.2 The design approach is simple, with a uniform three storey flat roofed design and moderately ornate roof cornicing feature. There would be two duo pane windows on each floor at each outer elevation, with two pedestrian access doors to the northeast elevation providing access the ground floor retail unit and the offices above via stairs. In addition to a large shop window on the ground floor southeast elevation, there would be a single door providing access to a built in bin storage area. The building would run flush and the side elevation with 1, Bourne Place behind which it would sit.
3.0 PLANNING POLICY
3.1 In terms of local plan policy, the application site lies within the area designated as Ramsey Town Centre under the Ramsey Local Plan 1998. It also lies just within the boundary of Ramsey Conservation Area.
3.2 The following policies of the Isle of Man Strategic Plan 2016 are considered relevant to the assessment of this application.
3.2.1 In relation to the principle of development, Strategic Policy 1 states:
"Development should make the best use of resources by:
(a) optimising the use of previously developed land, redundant buildings, unused and under- used land and buildings, and re-using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services."
3.2.2 Further, Strategic Policy 7 states:
"Undeveloped land which is zoned in Local or Area Plans for industrial, office, or retail purposes will be retained and protected for such uses, except where those uses would be inappropriate or incompatible with adjoining uses."
3.2.3 Strategic Policy 9 is directly relevant to the proposed uses:
"All new retail development (excepting neighbourhood shops and those instances identified in Business Policy 5) and all new office development (excepting corporate headquarters suitable for a business park(1) location) must be sited within the town and village centres on land zoned for these purposes in Area Plans, whilst taking into consideration Business Policies 7 and 8."
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3.2.4 Strategic Policy 10:
"New development should be located and designed such as to promote a more integrated transport network with the aim to:
(a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement."
3.2.5 One of the key policies in assessing any development proposal in an area zoned for development is General 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:
(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; (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."
3.2.6 Environment Policy 35 is considered to be of importance considering that the site lies within a Conservation Area:
"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."
3.2.7 Environment Policy 42:
"New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans."
3.2.8 Environment 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
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identified in the associated Area Plans. The Department will encourage the re-use of sound built fabric, rather than its demolition."
3.2.9 Business Policy 7 relates to office use:
"New office floor space should be located within town and village centres on land which is zoned for the purpose on the appropriate area plan; exceptionally, permission may be given for new office space:
(a) on approved Business Parks for Corporate Headquarters which do not involve day to day callers; or (b) in buildings of acknowledged architectural or historic interest for which office use represents the only or most appropriate practicable and economic way of securing future use, renovation and maintenance."
3.2.10 Business Policy 8 is also relevant in this regard:
"New office buildings should, in terms of height and mass, respect the scale and character of adjoining and nearby buildings and should accommodate parking space in accordance with the standards specified in Appendix 7 of the Plan."
3.2.11 Business Policy 9 relates to retail use:
"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. Major retail development proposals will require to be supported by a Retail Impact Assessment(1)."
3.2.12 Business Policy 10:
"Retail development will be permitted only in established town and village centres, with the exceptions of neighbourhood shops in large residential areas and those instances identified in Business Policy 5."
3.2.13 In relation to connectivity and access, Transport Policy 1 is important:
"New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes."
3.2.14 Transport Policy 7:
"The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
The current standards are set out in Appendix 7 of the Strategic Plan. For office space within town centres, this is one parking space per 50m2 floor space. For retail use in town centres, there is a requirement for 'space for service vehicle use'.
The standards may be relaxed where development:
"(a) would secure the re-use of a Registered Building or a building of architectural or historic interest; or (b) would result in the preservation of a sensitive streetscape; or (c) is otherwise of benefit to the character of a Conservation Area. (d) is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality." (Paragraph A.7.6).
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3.3 The Ramsey Local Plan contains secondary planning policies which are considered relevant to this application.
3.3.1 Policy R/I/P5 Office Development: "New office uses may be located in the Town Centre (reference: Policy R/TC/P4) and the Mooragh Promenade area (reference: Policy R/I/P6).
3.3.2 Policy R/COM/P3 New Shops: "Outside the retail core of the town centre, new shops shall be permitted in new residential areas at a scale designed to serve local needs only."
3.3.3 Policy R/TC/P1 Retail Uses: "There will be a general presumption in favour 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."
3.3.4 Policy R/TC/P10 Parking Standards "Town Centre parking standards for offices at 1 space per 50 sq.m. nett shall be applied to all new development/redevelopment and conversion schemes. If necessary, consideration may be given to acceptance of a lesser standards for development proposals within the designated Conservation Area. Elsewhere, discretion may be applied if this can be justified by specific site constraints."
4.0 PLANNING HISTORY
4.1 There is no planning history which is considered materially relevant to this specific application.
5.0 REPRESENTATIONS
5.1 DoI Highway Services do not oppose the application (16.10.19).
5.2 Ramsey Commissioners have no objection (28.10.19).
5.3 Manx Utilities (Technical Drainage Officer) requested a deferral to give further time for review (01.11.19 and 15.11.19) advising that the site lies within a flood risk area and the work which should be undertaken to address this risk. Further correspondence has been submitted by the applicant and this was considered acceptable by MU (18.03.20).
5.4.1 Viking Corner, St Paul's Square, Ramsey commented on the application on 25.10.19 stating:
o We are owner of land immediately adjacent to the site; o Does not appear to be room for welfare facilities or for material storage during construction; o Concerned that their land will be used; o Concerns about waste storage and removal and impact on local arrangements; o Would like applicant to prove that they have a right of access over land and to confirm that all associated fees paid.
5.4.2 They comment further on the additional information provided by the applicant, suggesting that they have seen the document which clarifies that the applicant has a right of
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access over the land to the rear of their property. They suggest that the deed also requires them to keep the site clean and tidy which has not been the case recently noting that when the site was cleared in preparation for the application, their land was used for the deposit of a skip and are concerned that this will continue during construction. They are concerned that the site is very small and that there is no site plan and would like confirmation that all materials, welfare facilities and associated equipment will not be kept on their land during construction without permission. Whilst vehicles will be allowed to access the site, they will not be expected to remain other than whilst materials are being offloaded. The bins referred to are not associated with them but belong to the RNLI shop, Bourne Plaice Fish Shop, the pizza shop, etc. They should not be on this land and Ramsey Town Commissioners have been contacted to see if they can be removed (03.03.20).
5.5 Maval Holdings IOM Limited, the owner of units 2-3 Church Walk, St Paul's Square, Ramsey object to the application on the following basis (30.10.19):
o Lane at rear of 1 to 3 Church walk is very narrow and development will hinder access to premises for clients; o Waste containers for St Paul's properties located on or around the area of the site of the proposed development and no alternative area for location of these containers has been designated; o No previous construction on site, has been used for waste storage and access to other properties and should not be for retail and office development; o Over intensification of development of the area.
5.6 Drop In Ministries lease and occupy unit 1 Church Walk, St Paul's Square, Ramsey, and object on the basis of negative impacts on access and parking, and the creation of additional problems with the disposal of waste materials (01.11.19).
5.7 The owners of 1, College Street/4, Bourne Place are concerned at the proximity of the building to theirs and ask how the foundations will be dug without adversely affecting their property, having noted cracks appearing following the undertaking of work much further away than is the application property (06.11.19).
5.8 The applicant responds to the concerns raised, providing proof of the right of way for pedestrians or vehicles he enjoys along the rear of St. Paul's Square to Queen's Promenade and suggesting that there is bin storage space within the building which will negate the need for external storage or impact on neighbouring properties. He confirms that there will be no change to the width of the lane. He notes that some people have been using his site for bin storage and as a dumping ground. He states that the site was formerly a bakery, the footings of which are still in place. He considers the comment about over-development is irrelevant as the site is designated for development. He will accord with all the professional advice in respect of building and structural issues and he believes that the scheme will regenerate an otherwise abandoned part of ramsey in the heart of the Conservation Area.
5.9 In respect of flooding, the applicant notes that the internal floor levels are already raised approximately 165mm above the ground level which is 135mm below the 1 in 200 year flood level. He states that there is not the space to lift the floor level by 300mm but notes that the site lies at the edge of the flood risk area and the adjoining property is outside the zone altogether. He will utilised waterproof materials and all electricity points will be above risk level (at least 450mm above floor level which is 400mm above the 1 in 200 year flood level).
5.10 In respect of access to adjacent property, the applicant suggests that the new building will be offset from the adjacent buildings by expansion joints to allow movement between them which will be detailed at the Building Regulation stage. Access to the neighbouring roof will not be precluded as the proposed development will adjoin the gable end of the roof. He assures those with concerns that he will take necessary precautions in accordance with the advice of
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the architect, structural engineer and planning supervisor including the addition of plastic netting to scaffolding to ensure that debris falling from the building does not fall outwith the site and will not cuase damage to adjoining buildings. Photographs will be taken before and after construction (14.04.20).
6.0 ASSESSMENT
6.1 The key considerations in the assessment of this planning application are:
I. The Principle of development on this plot; II. The uses proposed; III. The visual impact on the street scene and Conservation Area; IV. The potential impact on neighbour amenity; V. The amenity of future occupants; VI. The acceptability of parking and access arrangements; and VII. Other matters relating to the proposal.
6.2 The Principle of development on this plot
6.2.1 In assessing the principle for development, the land use zoning is of particular importance. As the application site lies within Ramsey Town Centre - there is a presumption in favour of office uses, some residential and retail uses as proposed. The site is not on any primary street frontage, but is linked to Market Street and Bourne Place via two short alleyways between properties.
6.2.2 Whilst in a town centre, due to the plot siting behind the main retail and office units fronting on to a car park, the proposal may be considered backland development as per Environment Policy 42. However, the site in question is not of any amenity value or attractiveness in its current undeveloped state, it would not 'inappropriate' backland development or contribute to any loss of public amenity land or green space. It could be considered that this part of Ramsey, backing onto a car park and the rear of buildings, could be classed as a 'run-down' urban area as per Environment Policy 43. Sensitive and appropriate development on this site is considered to be in accordance with the above two planning policies of the Strategic Plan. Ramsey has a number of alleys or ginnels where there is pedestrian access from one street to another and there are sometimes shops or businesses fronting onto them: these add to the charm of the town as experienced by the pedestrian and in this case anyone using the alley from Market Hill past the site does not currently have a particularly pleasant experience, not helped by the application site's currentundeveloped character and appearance.
6.2.3 Whilst the site is currently undeveloped land, it could be considered underused land and that the principle of developing it in general for purposes suitable for the town centre is appropriate and in line with Strategic Policy 1 (a)- subject to the matters outlined below.
6.3 The Uses proposed
6.3.1 Following on from this, the proposed mix of retail (ground floor) and office (first and second floors) use on this site are considered acceptable. The policies of the Strategic Plan support both retail and office uses in town centres as outlined in Strategic Policy 9 and Business Policies 7 and 10, subject to condition requiring that any such development respects its surroundings and is suitable in terms of access and wider impact on the town centre - particularly in terms of the retail use.
6.3.2 Retail development must not unacceptably detract from the viability of the existing retail core provision in town centres. As noted, the site is readily accessible from the main shopping streets in Ramsey Town Centre and is connected to this area, therefore it is not
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considered that the retail core would be expanded in such a manner as to reduce the viability and vitality of the existing retail areas. Whilst local plan policy R/TC/P1 states that the general presumption is in favour of ground floor retail uses, this is specified to be in the main shopping streets which are listed as Peel Street, Bourne Place, Market Hill, Market Place (West), Parliament Street (excluding Auckland Terrace), East Street, Parliament Square (East side). It is considered that whilst not directly fronting any of these streets, the plot is in a unique position to the rear of Market Street and its shop front would be set back 10 metres from existing shop fronts on that street. The principle of the retail use on the ground floor is considered acceptable given the siting of the development.
6.3.3 Further to the Strategic Plan policies in relation to office uses, the Ramsey Local Plan also specifies in R/I/P5 that new office uses may be located in the Town Centre. The acceptability of the proposal in relation to Business Policy 8 is assessed later in this report.
6.4 The visual impact on the street scene and Conservation Area
6.4.1 As with any new building in a town centre area, its likely impact on the existing street scene and existing character of the area is an important aspect of the assessment. This is particularly the case when such a site lies within a Conservation Area as such concerns will carry additional weight due to additional policies and concerns governing development in these areas.
6.4.2 It has been noted that the site is not on any primary street frontage and is visible from an area which is mainly used as a car park and rear lanes servicing the rear of main retail and office premises in the town centre. As it is within Ramsey Conservation Area, and given the existing situation when looking into the Conservation Area from the south, any new development should enhance the character and appearance of the area as per Environment Policy 35.
6.4.3 Due to the existing appearance of the street scene from the south, there is little on which any new building can base its design. However, the adjacent properties on the primary street frontages feature some good examples of traditional 2 or 3 storey flat roofed terraces, many featuring cornicing and ornate window and door features. Window openings tend to be uniformly spaced and of traditional 2 or 4 pane glazing pattern. Any development should therefore follow the prevailing patterns and style of this part of the Conservation Area in accordance with both EP35 and General Policy 2. Business Policy 8 also states more generally that new office buildings should respect the height, mass, scale and character of adjoining and nearby buildings.
6.4.4 The proposed three storey building would occupy a relatively small square shaped footprint of under 50m2. The height and massing would align therefore with the narrow terraced office and retail units throughout Parliament Street and Market Street and would fit with the general area and with the properties directly adjacent in particular. In terms of finish, the layout of the fenestration and its duo-pane design would also be in keeping with what is seen elsewhere in the Conservation Area. The change in finish of the ground floor elevations from the rest of the building adds an interesting design feature which would enhance the wider area. The specific window opening methods and exterior finish materials have not been specified in the proposal but could be provided to the Department as required in conditions to be discharged prior to commencement of any works, in the event of an approval.
6.4.5 Overall, it is considered that the proposed building would enhance the appearance of Ramsey Conservation Area and preserve its general traditional character due to the design proposed. In this respect, the development would accord with Environment Policy 35 and General Policy 2.
6.5 The potential impact on neighbour amenity
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6.5.1 Due to the close proximity of the building to existing properties, any potential adverse impact on the amenity of the occupants of those properties should be considered - particularly where those properties are partly residential. With regard to the property immediately to the northeast, the side elevation with windows and access doors on the proposed building would directly face the gable of that property. That gable has no fenestration, and the potential increase in shadowing and/or loss of privacy from the application site would be unlikely to affect the northwest property to an unacceptable degree.
6.5.2 The windows in the adjoining and adjacent properties to the northwest and west of the site appear to be either bathroom windows or storage room windows, none appear to be primary outlook windows. When the 25 degree rule outlined within the DEFA Residential Design Guide is applied, the proposed building would reduce the level of light into and, to some degree, potential outlook from these windows. However, due to the predominantly non- residential usage of these properties along with the use of the rooms themselves, it is not considered that there would be unacceptable levels of overbearing or overshadowing into or onto neighbouring buildings which would result in unacceptable levels of harm to residential amenity. In this respect, the proposal in considered to be in accordance with General Policy 2 (g).
6.6 The amenity of future occupants
6.6.1 This is a consideration which would carry more weight if the proposal were for a residential use. Due to the restrictive nature of the site and its proximity to surrounding walls, outlook and daylight levels are unlikely to be satisfactory in order to achieve good amenity for any residential occupants of the building.
6.6.2 The proposed retail use however would benefit from a large south-facing front window allowing light into ground floor. With regard to the office use, the open plan nature of the upper floors would allow light entering the front south-facing windows to spread into the offices and provide a level of natural light which would be considered acceptable for employees in a town centre office. Whilst restricted to the sides and rear, outlook to the south would be clear and open.
6.6.3 In relation to the amenity of users, the provision of adequate secure bin storage and cycle parking is a general requirement - particularly given the wider Governmental strategy to encourage more commuters to cycle to work. Whilst bin storage is shown incorporated within the main building with a separate secure door, cycle parking is not shown. It is considered possible however that cycles used by retail staff or customers or office workers could be located in the 1.3 long lobby area at the office entrance. Whilst not ideal, it is acknowledged that the plot is limited in terms of space for potential cycle parking, and close to public car parks and public areas to which cycles could be securely parked.
6.7 The acceptability of Parking and Access arrangements
6.7.1 In terms of vehicle parking, the Strategic Plan parking standards relate to both office and retail uses separately. For town centre retail uses, no parking for staff or customers is necessary but adequate space for servicing vehicles is required (bin collection and deliveries etc.). The location of the site at the end of an access lane, and the adjacent car park would provide access to such vehicles and temporary waiting space if needed. There are no Highway Services objections in this respect.
6.7.2 With regard to office provision, in town centre offices there is a requirement for 1 space per 50m2 of floor space. Between the first and second floors of the property there would be less than 100m2 combined, an thus a requirement as per the parking standards of 2 onsite parking spaces. As no parking spaces are proposed on the site, or indeed capable of being
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provided due to its limitations, the proposal would not accord with Transport Policy 7. However, it is considered that the location within the town centre a 5 minute walk from Ramsey Bus Station and 1-2 minute walks to St Pauls and Market Place public car parks, mitigate for the lack of on-site parking - which is a feature not uncommon in this part of Ramsey.
6.8 Other matters relating to the proposal
6.8.1 Opening hours have not been specified in the proposal, however any retail or office uses are considered unlikely to operate outside of the normal hours seen elsewhere in the town centre. Such uses are also unlikely to result in noise nuisance of unacceptable levels which would be considered likely to be of detriment to neighbouring flats.
6.8.2 Comments received from the adjacent land owner raise concerns over rights of way and impacts during construction. Neither of these is considered to be a material planning matter and both are civil matters governed by other legislation.
6.8.3 Comments of objection also raise concern over the loss of a waste storage area through development of the site. It is noted that the site is privately owned and currently fenced off. Refuse bins are positioned just outside the boundary line of the site and on the case officer's site visit on 16th October 2019, were not seen within the area of the site itself.
7.0 CONCLUSION
7.1 In summary, this proposal is one which is considered acceptable on balance as whilst it does not strictly meet the criteria of Transport Policy 7, no cycle parking is provided and the site is not directly in the main retail core frontage, it is considered to be broadly in accordance with Strategic Plan and Local Plan policies in respect of the principle of the development, its design and issues of amenity impact, given the nature of the proposed use, the uses around it and the arrangement of existing and proposed windows.
7.2 The application is therefore recommended for approval.
8.0 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.
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 confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
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Decision Made : ...Permitted... Committee Meeting Date:...05.05.2020
Signed :...S BUTLER... Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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