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                                                 17/00759/C
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00759/C Applicant : Ellan Vannin Chiropractic Clinic Proposal : Change of use of first floor residential unit to provide clinic treatment rooms Site Address : 1 The Court Yard Water Street Ramsey Isle Of Man

Case Officer : Mr Jason Singleton Photo Taken : 31.07.2017 Site Visit : 31.07.2017 Expected Decision Level : Officer Delegation

Officer’s Report

THE APPLICATION SITE 1.1 The application site is the first floor area above a retail unit of No.1 The Court Yard, Water Street, Ramsey. The site is a traditional end of terrace two storey property comprising an architect's practice and chiropractic Clinic therapist's at ground floor, with residential accommodation above. The site is situated in the heart of the Ramsey town centre, just to the south west of the war memorial. There are surrounding commercial buildings to the other side of Water Street to the north, to the east and south and the rear. To the west side there is a parking and yard area to the adjacent commercial premises.

PROPOSAL 2.1 Proposed is the change of use of the first floor residential flat above the chiropractic treatment room to an additional treatment room in conjunction with the ground floor use.

2.2 The scope of the works would see some internal re-configuration to provide two treatment rooms on the first floor and to the ground floor would see an internal door being installed giving access to the stairwell.

PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application.

PLANNING STATUS 4.1 In terms of local plan policy, the application site is within an area zoned as town centre (mixed use) by the Ramsey Local Plan 1998 and is within the Ramsey Conservation area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;

4.3 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: (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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4.4 Environment Policy 35 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.

REPRESENTATIONS 5.1 Ramsey Town Commissioners have not commented at the time of writing.

5.2 Highways Services have commented and confirm they do not oppose (14/08/17)

ASSESMENT 6.1 The application seeks approval for the change of use of the first floor flat to treatment room for chiropractor's clinic. 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 residents.

6.2 The site is within an area zoned as "Mixed Use", the ground floor of the building is a treatment rooms and the floors above would be the same. IT is not considered there to be any conflict of use within the Court Yard or to the neighbouring properties.

6.3 The proposed use is likely to have similar hours to the existing business and therefore would not result in undue noise and disturbance to any residential properties as the different businesses are likely to be in use at similar times within the town centre. It is considered that the proposal would not have an adverse impact upon the amenities of the adjacent properties.

6.4 The proposed use is the same and would be run as an extension of an existing business and therefore would not have an adverse impact upon the character of the area.

6.5 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 the bus station and ample parking within Market Street it is considered that there is not a need for designated parking for the property.

6.6 Conservation Area impact. 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 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 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: (a) The applicant, or if there is one, the applicant's agent; (b) 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; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) 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

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'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 21.08.2017

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 drawing reference SM17/426/1 date stamped 11th July 2017.

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: 22.08.2017

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

Customer note

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