Officer Report 11/00260/C

Planning Report And Recommendations {{table:309299}} ### Considerations {{table:309296}} ### Written Representations None received at time of drafting report ### Consultations {{table:309297}} {{table:309298}}

Officer's Report

Site:

The site represents the curtilage of the former Court House, Parliament Street, Ramsey. The rendered building is mostly single storey, set within landscaped grounds bounded by Parliament Street to the north, Bourne Place to the east, Water Street to the south and Court Row to the west.

Proposal

The application seeks approval for the change of use of Police Station to Post Office with internal alterations to registered building (In association with 11/00261/CON).

Planning Status

The site has been zoned under the Isle of Man Development Plan Order 1982 as being "Mixed Use"; within Ramsey Conservation Area, and is also a Registered Building (Nr 79).

• Isle of Man Strategic Plan 20th June 2007
• Ramsey Local Plan 1998 – Planning Circular 2/99

Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:-

"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:

• (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."

"Environment

Policy 32: Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."

"Environment

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."

"Planning Policy Statement 1/01:- RB/3: General Criteria Applied in Considering Registered Building Applications The issues that are generally relevant to the consideration of all registered building applications are:

• The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;
• The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;
• The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings)."

"RB/5: Alterations and Extensions:-

In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works,

the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.

Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."

Planning History

The following previous planning applications are considered relevant in the assessment and determination of this application:

11/00274/CON - Registered Building consent for the erection of signage (In association with 11/00273/D) Registered Building Nos. 079 - PENDING CONSIDERATION

11/00273/D - Erection of signage (In association with 11/00274/CON) - PENDING CONSIDERATION

11/00261/CON - Registered Building Consent for internal alterations to form new Post Office (in association with 11/00260/C) Registered Building No. 79 - PENDING CONSIDERATION

03/01091/GB - Removal of trees and reduction of ground level to front elevation - APPLICATION PERMITTED 02/0165/GB - Internal alterations to police station - APPLICATION PERMITTED 01/01020/GB - Internal alterations to convert Ramsey Court House/Police Station for sole Police Station use - APPLICATION PERMITTED 97/00058/GB - Erection of a flat-faced clock, The Courthouse/Police Station, Parliament Street, Ramsey - APPLICATION REFUSED 93/01682/B - Partial re-roofing and re-decoration, Ramsey Courthouse, Parliament Street, Ramsey - APPLICATION PERMITTED.

88/01094/B - New vehicular access into Water Street and associated roads, Ramsey Police Station, Parliament Street, Ramsey - APPLICATION PERMITTED

Representations

The Authority has received no privately written representations objecting to the application.

Assessment

As indicated previously the site is zoned as being within an area of "Mixed Use" in a Town Centre location.

The existing post office is located to the west of the existing along Court Row. The existing post office will move from these premises to the proposed site which is current used as a police station, although originally it was the Court House.

In terms of the zoning the proposed use would comply and therefore the principle of the change of use is acceptable.

In terms of parking provision, the site does not provide any for members of staff or visitors. This is the existing case for the police station and the existing post office on the opposite side of the road to the site.

However, the site is located within Ramsey Town Centre, near to a number of public park parks, adjacent to a large amount of on-street parking (disc zones) along Parliament street and is close to public transport links.

The Highway Division have considered the scheme and have no objection.

Conservation Officer'S Supplementary Report:

As the property is a Registered Building (RB 79) and located within the Ramsey Conservation Area, the content of this application has been considered with particular regard to POLICY RB/5 ALTERATIONS AND EXTENSIONS as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man and Environment Policies 32 and 35 of the Isle of Man Strategic Plan (20th June 2007).

This application for change of use is part of a series of applications relating to the change of ownership from the Police to the Post Office and its subsequent change of use from a Police Station, to its proposed use as Ramsey's Post Office.

It is considered that the change of use from a Police Station to the Post Office will have a minimal impact on the historic and architectural character of the building and the content of this application is considered to comply with policies RB/3 and RB/5 of Planning Policy Statement 1/01 and Environment Policies 32 and 35 of the Isle of Man Strategic Plan (20th June 2007) and should be approved.

Recommendation

Overall, it is considered the proposal would comply with the relevant policies of the Isle of Man Strategic Plan and therefore it is recommended that the application be approved.

Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Ramsey Commissioners

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 27.05.2011 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the Change of use of Police Station to Post Office with internal alterations to registered building (In association with 11/00261/CON) as proposed in the submitted documents and drawings 2031/11 01, 2031/11 02, 2031/11 03 and 2031/11 04 all received on 1st March 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted Date: 6 July 2011

Signed: _________________________ Jennifer Chance Senior Planning Officer Delete as appropriate

Signed: _________________________ Michael Gallagher Director of Planning and Building Control