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                                                 16/00370/CON                                      Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00370/CON Applicant : Mrs Jane Jordan Proposal : Registered Building consent for the installation of an additional hair washing sink in approved salon area and replacement of existing ground and basement (lower section) staircase (Registered Building Nos. 152) Site Address : 9 Auckland Terrace Parliament Street Ramsey Isle of Man IM8 1AF

Case Officer : Mr Jason Singleton Photo Taken : 09.05.2016 Site Visit : 09.05.2016 Expected Decision Level : Officer Delegation

Officer’s Report

APPLICATION SITE 1.1 The application site is No. 9 Auckland Terrace, Parliament Street, Ramsey. The site comprises a mid terrace three storey town house of traditional Georgian form. The site forms part of the built frontage to the north side of the western end of Parliament Street. The adjacent properties seem to be in a mixture of uses, office, and residential use or have permission for retail (no 8). There are shops to the other side of the road. There is rear access to the terrace via Auckland Lane, which is accessed off West Street. This serves a small enclosed yard and parking area at the back of the property.

1.2 No. 9 Auckland Terrace is a Registered Building (No. RB 152), which is part of a wider registration covering 3, 4, 5, 6, 7, 8, 9 & 10 Auckland Terrace & West House.

THE PROPOSAL 2.1 Proposed is the installation of an additional hair washing sink in the salon area and replacement of existing ground and basement staircase.

PLANNING HISTORY 3.1 16/00058/C - Change of use of basement office / store to a beauty salon and ground floor office to a hair salon. Approved.

DEVELOPMENT PLAN POLICIES 4.1

4.1 The area is identified as being part of the Town Centre (mixed use) by the Ramsey Local Plan 1998.

4.2 The following policies in the Ramsey Local Plan 1998 are relevant:

Policy R/TC/P1 Retail Uses

'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

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                                                 16/00370/CON                                      Page  2  of  4

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 to these streets.'

Policy R/TC/P3 Upper Floors

'The use of upper floors as retail units, offices and apartments shall be encouraged particularly where premises are currently vacant (see also Policy R/R/P4).'

Policy R/TC/P3 Upper Floors

'There will be a general presumption in favour of ground floor office use in both Auckland Terrace and Water Street.'

4.3 The following policies in the Isle of Man Strategic Plan 2007 are relevant:

Strategic Policy 4 states:

'Proposals for development must:

(a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and (c) not cause or lead unacceptable environmental pollution or disturbances

General Policy 2 of the Isle of Man Strategic Plan 2007 is relevant:

'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:

(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;

Environment Policy 33 states:

'The change of use of a Registered Building will only be permitted if the proposed use is appropriate and any alterations associated with the change of use are not detrimental to its character as a building of special architectural or historic interest.'

Transport Policy 7 of the Isle of Man Strategic Plan 2007 is relevant:

'The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.'

4.4 Policy CA/2 of Planning Policy Statement 1/01 "Conservation of the Historic Environment" is relevant. It places emphasis on the need to consider the impact of development proposals upon the special character of the Conservation Area.

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4.5 Policy RB/3: General criteria applied in considering Registered Building applications, states:

'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).'

4.6 Policy RB/4: Use

'In considering a proposal for change of use of a registered building, the principal aim should be to identify the optimum viable use that is compatible with the fabric, interior and setting of the building, all of which affect its special character as a building of merit. An applicant will have to illustrate that the effect of any proposed changes upon the architectural and historic interest of the building will be minimised.'

REPRESENTATIONS 5.1 Ramsey Town Commissioners raise no objection to the proposal. 22.04.2016.

ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are the effect of the proposal upon the special qualities of the Registered Building.

6.2 The physical alterations that are proposed by the application are located on the inside of the building are the installation of a freestanding hair washing basin and replacement staircase are not considered to be harmful to either the architectural or historic qualities of the Registered Building and helps keep the building in a suitable active use which is welcomed.

RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2007 and is recommended for approval.

INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following 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; o Manx National Heritage; and o The local authority in whose district the land the subject of the application is situated.

Recommendation

Recommended Decision:

Permitted

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                                                 16/00370/CON                                      Page  4  of  4

Date of Recommendation: 19.05.2016

Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.

Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.

This consent relates to drawing numbers 16/2514/01A, 16/2514/02-A and 16/2514/03 all date stamped received on the 29th March 2016.

I can confirm that this decision has been made by the Interim Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date : 02.06.2016

Determining officer

Signed : J CHANCE

Jennifer Chance

Interim Director of Planning and Building Control

Customer note

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