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16/01118/C
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01118/C Applicant : Pringle Law Proposal : change of use from retail to office use. Site Address : 28 Parliament Street Ramsey Isle of Man IM8 1AW
Case Officer : Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the curtilage of 28 Parliament Street, Ramsey; a three storey mid terrace building, located on the north side of Parliament Street. The ground floor of this property was until very recently used as a hairdresser's salon.
1.2 The property is located along Parliament Street which accommodates the main retail area for Ramsey. The area is characterised by a number of different retail uses, shops, cafes, restaurants, bakeries, hardware shops, estate agents and takeaways etc.
1.3 There is no off-street parking associated with this site, as is the case with the majority of properties along Parliament Street. Parking is provided by on-street parking along Parliament Street as well as parking on the Quay side and a number of public car parks nearby.
2.0 THE PROPOSAL 2.1 The planning application seeks approval for the change of use from retail to office use.
3.0 PLANNING HISTORY 3.1 The application site has been the subject of the following previous planning applications which are considered relevant in the determination of this submission:
3.2 Change of use of existing second floor office to domestic ironing service centre - 05/00060/C
3.3 Change of use of flat to offices/workshop in connection with shop on ground and basement floors - 99/00971/C - APPROVED
4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is in an area designated as Town Centre Mixed Use under the Ramsey Local Plan Order 1998 Map No. 2 (South). The application site is within the Ramsey Conservation Area.
4.2 There is one policy within the Ramsey Local Plan (Planning Circular 2/99), considered specifically relevant to the assessment of this current planning application:
4.3 Policy R/TC/P1 Retail Uses 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
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16/01118/C
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(including finance related establishments) at ground floor level will not be permitted to occupy 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 2016 contains three policies that are considered specifically material to the assessment of this current planning application:
4.4 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: (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."
4.5 Environmental Policy 35 states: "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."
4.6 Environment Policy 22 states: "Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of: i) pollution of sea, surface water or groundwater; ii) emissions of airborne pollutants; and iii) vibration, odour, noise or light pollution."
5.0 REPRESENTATIONS 5.1 The Department of Infrastructure Highway Services does not oppose (on 13.06.2016):
"The proposal is to change the use of the ground floor and basement of a mid terraced property within the town centre from hairdresser/beauty rooms to office space.
The location within the town centre and the proximity to car parking provision along with the age and design of the building is adequate justification to set aside the car parking requirement in this case.
Highway Services does not oppose this application."
6.0 ASSESSMENT
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6.1 In relation to the principle of the use of the site for office it is first acknowledged that being within a town centre, close to public transport links, within walking distance of residential areas is beneficial to the proposal. Policy R/TC/P1 of the Ramsey Local Plan indicates that there will be a general presumption in favour of retention of retail uses at ground floor level in such areas, with a 30% restriction per block on office frontage. It is noted the "block" which the application forms part (Nrs 26 to 34 - total of 5 units) are all currently retail units. Accordingly, permission of this unit for office use would still fall below the 30% restriction.
6.2 Notwithstanding this, it is noted the policy is not totally restrictive; there is a 'general' presumption in favour of retention of retail uses at ground floor level in such area, with a 30% restriction on office frontage in any block. It is considered that in that block at ground floor the introduction of office space here would accord with the requirements of R/TC/P1.
6.3 The application site is in a prominent location and while retail would be preferable, utilising the unit would contribute to the overall vitality of the area rather than leaving such a prominent unit empty. The use of this building would also contribute to the maintenance of the fabric of the building and therefore contribute to the preservation of the Conservation Area.
7.0 RECOMMENDATION 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Ramsey Local Plan and therefore recommended for an approval.
8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: o The applicant, or if there is one, the applicant's agent; o 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; o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and o The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.11.2016
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.
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16/01118/C
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This approval relates to drawings reference numbers 01, 02 and 10 all received on 28th September 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 03.11.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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