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17/00893/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00893/B Applicant : The Co Operative Proposal : Removal of a rear chimney stack Site Address : 75 Parliament Street Ramsey Isle of Man IM8 1AQ
Case Officer : Mr Jason Singleton Photo Taken :
Site Visit : 05.09.2017 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 07.11.2017 __
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.
Plans/Drawings/Information:
This approval relates to drawings referenced 2825/17(03) 000 Rev A; 2825/17/(03) 900 Rev A date stamped 21 August 2017.
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Interested Person Status - Additional Persons
None. __
Officer’s Report
APPLICATION SITE 1.1 The application site is the curtilage of 75 Parliament Street (Manx Co-op), a three storey mid terraced building situated on the southern side of Parliament Street in Ramsey, which is within the centre of Ramsey Town Centre.
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17/00893/B Page 2 of 3
1.2 The building has an existing signage above the window that extends the full width (7.5m) of the property and the central wording is externally illuminated by trough lighting above. There is also a projecting sign and 90 degrees to the main sign that overhangs the footpath.
PROPOSAL 2.1 Proposed is the removal of a chimney stack on the rear extension, located on the south elevation. It is understood the chimney is now a redundant feature of the building and is causing ingress of water leading to damp issues.
PLANNING HISTORY 3.1 The application site has not been the subject of numerous planning applications for works in conjunction with the ground floor operation but none of which are 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 designated as an area of 'Mixed Use - Town Centre' under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, hereafter referred to as the Ramsey Local Plan. The site is not within a Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 sets out the Island's strategic and spatial objectives and 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: (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;
REPRESENTATIONS 5.1 Ramsey Commissioners has no objection (21/09/17)
5.2 Highways Services have commented and confirm there is no Highways Involvement in the proposal (07/9/17)
ASSESMENT 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 of No75, Parliament Street itself.
6.2 The property is not located within the Ramsey Conservation Area where normally chimney stacks are an important facet of the roof lines. In this instance, it is located on the rear roof pitch and not visible from the streetscene to the north. It is considered that the removal of the chimney stack would not appear out of place and unbalanced when compared to the surrounding properties. The rears of the properties here are commercial in appearance which are accessed of a service lane with elements of car parking at the rears. The stack in question is only visible when looking north east down the rear service lane.
6.3 It is considered its removal would not have an undue impact on the building and would respect the existing character and appearance of the streetscene.
CONCLUSION
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17/00893/B Page 3 of 3
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 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (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. __
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date : 15.11.2017 Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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