Officer Report

Application No.: 17/00417/A Applicant: Mark Messham Proposal: Approval in principle for the erection of a new motorbike showroom including means of access Site Address: Showroom Garage Derby Road Ramsey Isle of Man IM8 1DA Case Officer : Mr Jason Singleton Photo Taken: 20.07.2017 Site Visit: 20.07.2017 Expected Decision Level: Officer Delegation

Officer’s Report THE APPLICATION SITE

1.1 The application site is the curtilage of the car showroom, workshop and car park located to the south of Derby Road. To the north of the site is the former Isle of Man bank a detached single storey building, now a restaurant; to the south is No.1 Commerce House - a two storey building used as offices. To the south east are a car showroom and car workshop whose accesses are off the lane serving Commerce House, not the application site. PROPOSAL - 2.1 Proposed is the principle of the erection of a new motorcycle showroom at the western side of the site which runs parallel with A9 main road. The location of the proposal would be sited adjacent to the roundabout which connects Parliament Square, Bowring Road and Station Road. The footprint of the building that would form a new showroom measures 16m long x 10m wide. Within the site plan it is indicated that 22 car parking spaces and areas for motorbike parking would be available. Access would be from the existing access which serves the showroom and restaurant. PLANNING HISTORY - 3.1 The following previous planning applications are considered relevant in the assessment and determination of this application;

3.2 16/00390/B - Variation of condition two of approved PA 14/00201/B, conversion and extension of ground floor from commercial to restaurant and takeaway with upper and part ground floor to staff apartment, to amend the Sunday opening hours from 11.00 - 15.00 to 17.00 - 22.30. APPROVED. - 3.3 15/00624/B - Variation of condition 7 of PA 14/00201/B Alterations, extensions and conversion of ground floor from commercial to restaurant and takeaway with upper and part ground floor to a self-contained staff apartment, to revise site curtilage and car parking layout. APPROVED. - 3.4 14/00201/B - Alterations, extensions and conversion of ground floor from commercial to restaurant and takeaway with upper and part ground floor to a self-contained staff apartment (comprising amendments of PA 13/00395/B). APPROVED. - 3.5 13/01472/D - Installation of illuminated restaurant signage. APPROVED. - 3.6 13/00395/B - Alterations, erection of extension and conversion of ground floor from commercial to Class 3 Food and Drink use and upper and part ground floor to provide a self

• contained staff apartment (amended plans received which show the parking area shared by the restaurant. APPROVED.
• 3.7 03/02001/C - Change of use of former bank premises to a retail shop - APPROVED.
• 3.8 03/00499/C - Change of use of former bank premises to car sales/showroom. REFUSED as additional information required in response to the Department of Transport's objection has not been submitted for consideration.

PLANNING STATUS

4.1 In terms of local plan policy, the application site is in an area designated as Town Centre Mixed Use under the Ramsey Local Plan Order 1998 Map No. 2 (South).

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 Strategic Policy 1: "Development should make the best use of resources by:

• (a) optimising the use of previously developed land, redundant buildings, unused and underused land and buildings, and re-using scarce indigenous building materials;
• (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and
• (c) being located so as to utilise existing and planned infrastructure, facilities and services."

4.4 Strategic Policy 2: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3." - 4.5 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; (e) does not affect adversely public views of the sea;

• (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; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them".

4.6 As a general principle, development should accord with the Strategic Aim which is:

"To plan for the efficient and effective provision of services and infrastructure and to direct and control development and the use of land to meet the community's needs, having particular regard to the principles of sustainability whilst at the same time preserving, protecting, and improving the quality of the environment, having particular regard to our uniquely Manx natural, wildlife, cultural and built heritage."

4.7 Transport Policy 4: "The 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."
• 4.8 Transport Policy 7 states: 'The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.'

REPRESENTATIONS

5.1 Ramsey Town Commissioners have objected (12/06/17) as there are concerns that the proposed building would reduce visibility for vehicles accessing the roundabout from Cooperage Lane. And, access to the refuse storage facilities from the adjacent restaurant could be adversely affected as a result of the amended car parking provision.

5.2 Highways Services have objected (09/05/17) as part of the proposed building is to be built on the public highway; the proposal will obstruct visibility for vehicles using the adjacent lane; it has not been demonstrated that sufficient car parking can be accommodated on site. The south west corner of the proposed building would be would be constructed within the visibility splay of the adjacent lane and obstruct and obstruct visibility of vehicles approaching from the roundabout to the north. The internal layout of the car park indicates 2 areas for the parking of motorcycles; however these areas are not accessible with proposed layout due to adjacent car parking spaces. Car parking space no 9 does not meet the minimum criteria for car parking. A car parking survey would be required to demonstrate that there is sufficient car parking available at the relevant peak times of operation of the restaurant and the car showroom. The application fails to satisfy GP 2 (h) & (i) and TP 7. ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application is the principle of development and the implications of this, with specific regard to means of access as identified on the application form.

6.2 It is proposed to use the existing access in and out of the site which is shown off Derby Road which when scaled from the drawing measures 6m wide and corresponds with the dropped kerb from the highway. Either side of the entrance is a dwarf Manx stone wall around 1m in height at the back of the pavement. To the north west of the entrance is a pelican crossing and the entrance is within the zig-zag lines that extend out either side of the crossing. Highway Services have indicated that this is not acceptable.

6.3 It is clear from the consultation there are a number of implications for Highways Services with this scheme as detailed in paragraph 5.2-5.6. In light of these concerns and the limited information available within the submission it is not possible to come to the conclusion that the development would be satisfactory in highway safety terms, having made the applicant aware of the concerns of Highways Services and the Commissioners' objection. Where a site is providing a variety of uses, it is imperative that the application demonstrates that all of the uses can be satisfactorily served and will not conflict with each other, particularly where there will be competing demands for car parking spaces as in this case. As such, the application is recommended for refusal.

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.

Recommendation Recommended Decision: Refused

Date of Recommendation: 14.08.2017

Reasons for Refusal:

R 1. nThe proposal would introduce an additional use to the site where it has not been demonstrated that there is sufficient vehicular parking to serve both the existing and proposed uses. In addition, the proposal does not make adequate provision for visibility for those exiting the site and furthermore would obstruct existing visibility for those exiting the adjacent lane to the south. As such, the application fails to satisfy General Policy 2 (h) & (i) and Transport Policy 7.

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 : Refused Date: 15.08.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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