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16/00231/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00231/B Applicant : Heron & Brearley Ltd Proposal : Creation of outside seating area on front pavement Site Address : Royal George Hotel 10 - 12 Market Place East Ramsey Isle Of Man IM8 1JY
Case Officer : Mr Jason Singleton Photo Taken : 10.03.2016 Site Visit : 10.03.2016 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site represents the pavement that fronts 'The Royal George Hotel', Ramsey located on the eastern side of Market Place. The property is a pub/restaurant that is made up of three individual properties.
1.2 The surrounding area is characterised by a mix of uses including residential and industrial with the Mezeron shipping company and a number of public houses and independent businesses.
THE PROPOSAL 2.1 Proposed is the creation of a formal outdoor licensed seating area that is to be served by the Royal George Hotel. It is proposed to use 1m high enclosure panels and stainless steel stanchions. It is proposed to leave 2m of pavement between the roadside kerb and the enclosure being proposed. The colour and design of the fabric is the subject of a current planning application PA 16/00279/D which has not yet been determined.
PLANNING HISTORY 3.1 The 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. More recently, in 2014 the area has undergone the final phase of the town's regeneration scheme to modernise and resurface much of the pedestrianised and vehicle areas within the vicinity and bus stop location.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site has been zoned under the Ramsey Local Plan as being within an area of "Mixed Use" use; the site is within Ramsey's Conservation Area.
4.2 The Isle of Man Strategic Plan 2007 contains two policies which are considered specifically material 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;
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16/00231/B
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4.3 Environment 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".
4.4 Transport Policy 4 states that .. 'new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan'.
4.5 Transport Policy 6 also states that; "In the design of new development and transport facilities the needs of pedestrians will be given similar weight to the needs of other road users".
REPRESENTATIONS 5.1 Ramsey Town Commissioners and Highways Services have no objection (18/03/16 & 03/03/16)
5.2 Highways Services note; "A minimum unobstructed width of 2 metres between the front edge of the pavement cafe area and the face of the kerb. The cafe must be completely contained within the demarcated area and within an approved barrier. The minimum specification for the barriers is that they should be at least 1000mm high and should include a tapping rail at least 150mm high at a maximum height of 200mm from ground level".
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing dwelling, (ii) the impact of the proposal on the surrounding area and street scene.
6.2 The principle of outdoor seating has been established for many years with wooden framed bench and table style seating synonymous with the drinks and catering industry. Since the regeneration scheme has been completed, consultation with Highways Services has been undertaken and a revised scheme of outdoor seating is being proposed to reflect a change in seating arrangements and street furniture being used.
6.3 The proposed outdoor seating area is not uncommon within town centres, and would provide a minimum of 2 metres unobstructed footway along the pavement for pedestrian access. It is judged that the impact of the development on the Conservation Area would be positive, and when balanced with the benefits that the development could bring, the proposal is considered acceptable.
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 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Permitted
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16/00231/B
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Date of Recommendation: 12.04.2016
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
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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This approval relates to drawings referenced 100; 101; 102 & 200 date stamed as received 25th February 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: 13.04.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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