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16/00242/C
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00242/C Applicant : The Foot Health Clinic Ltd Proposal : Additional use of retail premises as a foot health therapy clinic Site Address : 1 Market Hill Ramsey Isle of Man IM8 1JT
Case Officer : Mr Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site represents the curtilage of 1 Market Hill, Ramsey which is a recently developed building occupying a corner plot. The site is located on the southern side of Market Hill and east of the Court House.
THE PROPOSAL 2.1 Proposed is the additional use of the retail premises as a foot health therapy clinic. There are no proposed alterations to the external appearance. The additional use would allow for the treatment of podiatry, orthotics, physiotherapy and beauty treatments. The internals of the property would be subdivided to offer two multifunction treatment rooms. It is proposed to operate from Monday to Saturday from 9am - 7pm.
PLANNING HISTORY 3.1 The application site has been the subject of one previous planning application which was granted planning approval and is been listed below: PA 10/00235/B - Re-development of site to create ground floor commercial unit and two apartments.
DEVELOPMENT PLAN POLICIES 4.1 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 three 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: (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; (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;
4.3 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
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16/00242/C
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ensure that the special features contributing to the character and quality are protected against inappropriate development."
4.4 Transport Policy 7 states in full: 'The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.' Appendix 7 of the Strategic Plan offers no standard for educational establishments, but does indicate that standards may be relaxed in town centre locations where development: (b) would result in the preservation of a sensitive streetscape; or (c) is otherwise of benefit to the character of a Conservation Area. (d) is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality.'
REPRESENTATIONS 5.1 Ramsey town Commissioners have no objection (18/03/16)
Highways services recommend approval and note there are public car parks within close proximity and therefore no parking issues. (04/03/16)
ASSESSMENT 6.1 The main issues to consider in the assessment of the application are the principle of the use, the impact upon the character of the area and impact upon the amenities of the local businesses.
6.2 The proposed use is comparable to the adjacent properties and likely to have similar hours to the existing businesses and therefore would not result in undue noise and disturbance to any neighbouring units as the different businesses are likely to be in use at similar times. It is considered that in accordance with general policy 2 the proposal would not have an adverse impact upon the amenities of the adjacent units or the character of the area.
6.3 There is no designated parking associated with the site, but given that the site is in a town centre location and within walking distance of car parking opposite and also the bus stop. It is considered that in line with Transport policy 7 (d) there is not a need for designated parking for the property.
6.4 Being located within a Conservation Area the proposal involves no external alterations to the building and is sufficient to conclude that the proposal would satisfactorily preserve the character and appearance of the Conservation Area in line with Environment Policy 35.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned 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 Date of Recommendation: 25.04.2016
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16/00242/C
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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.
This approval relates to drawings referenced ae01a; ae02a; ap03b as date stamped 26th 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: 25.04.2016
Determining officer
Signed : C BALMER. Chris Balmer
Senior Planning Officer
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