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20/00215/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00215/B Applicant : Mr And Mrs Fred Meadowcroft Proposal : Erection of wall with gate access to rear yard of property Site Address : 31 Parliament Street Ramsey Isle Of Man IM8 1AT
Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 31.03.2020 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
Plans/Drawings/Information;
This approval relates to the drawings reference JTM2005-P-00, JTM2005-P-01 and JTM2005-P- 02 all received on 25th February 2020.
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Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 APPLICATION SITE
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1.1 The application site is the curtilage, identified in red, of 31, Parliament Street Ramsey, located to the south of Parliament Street. The property has four storeys, sitting in the middle of a terrace.
2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of a 2m wall with gate access to rear yard of property. This is to provide security and prevent unauthorised access.
3.0 PLANNING HISTORY 3.1 This application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
4.0 DEVELOPMENT PLAN POLICIES 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.
3.2 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".
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two 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;
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".
5.0 REPRESENTATIONS 5.1 Ramsey Town Commissioners have no objections (23.03.2020).
6.0 ASSESSMENT 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property.
6.2 The Planning Authority has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2016). This policy indicates that development within Conservation Areas will only be permitted if they would preserve or enhance the character or
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appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
6.3 The proposed wall would not be publically visible given it position and amount of built development between it and neighbouring properties. The wall proposed is basic in form and appearance and is a common form of development in the area to the rear of properties. The proposal would preserve the Conservation Area and therefore comply with EP35 and GP2.
7.0 CONCLUSION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
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; (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.
Decision Made : Permitted
Date: 01.04.2020
Determining officer Signed : S CORLETT Sarah Corlett
Principal Planner
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