Officer Planning Report Recommendations

Considerations {{table:357113}} {{table:357110}} ### Written Representations ### Consultations {{table:357111}} {{table:357112}}

Officer's Report

The Site

The site represents the curtilage of Co Op Store, 75 Parliament Street, Ramsey, which is part of a row of three storey terraced properties, located on the southern side Parliament Street and west of Christian Street.

The Proposal

The application seeks approval for roofing works to premises. The works will involved the replacement of the existing timber rafters and asbestos cement roof covering with new powder coated metal profiled roof covering (grey. Further works involve the replacements of the eaves gutters with new metal box guttering, new waves and verge fascias, renew cement render and decorate rainwater pipes.

Planning Status

The application site is within an area recognised as being an area of 'Mixed Use", under the Ramsey Local Plan. The site is not within Ramsey Conservation Area.

• Ramsey local Plan 1998 – Planning Circular 2/99;
• The Isle of Man Strategic Plan (20th June 2007)

Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-

"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; (1) 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."

Planning History

The previous planning application is considered relevant in the assessment and determination of this application:-

Alterations to rear annexe including re roofing - 97/01521/B - APPROVED

Representations

Ramsey Town Commissioners:- "No objection"

Assessment

The proposal would vastly improve the appearance of the rear of the building, which can only be apparent when viewed from the rear lane which serves the properties along Parliament Street and Taubman Street.

The proposal would have no adverse impact upon neighbouring properties. Overall, the proposal would improve the visual amenities of the locality and appearance of the property.

Recommendation

It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), for the reason set out in this report, accordingly, 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 Town 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: 05.01.2011 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 roofing works to premises as proposed in the submitted documents and drawing KBA 582 P01, KBA 582 P02 and KBA 582 P03 all received on 26th November 2010.

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

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