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17/00669/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00669/B Applicant : Ports Division, Department Of Infrastructure Proposal : Installation of a storage container (retrospective) Site Address : Saltworks Quay Shipyard Road Ramsey Isle Of Man
Case Officer : Miss Abigail Morgan Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.08.2017 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The container hereby approved shall be removed and the ground restored to its former condition in the event that it is no longer used or required.
Reason: To control development in the interests of the amenities of the harbour and surrounding area.
The Plans on which this recommendation is based are;
This approval relates to drawing 101 date stamped received 22 June 2017.
Interested Person Status
By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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 , in this case, Department of Infrastructure Highway Services and (d) The local authority in whose district the land the subject of the application is situated.
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17/00669/B Page 2 of 3
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
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 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
In addition to those above, article 6(3) of the Order requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
NONE
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is part of the Ramsey marina/harbour. The surrounding area is generally used as a dry dock for wintering and repairing of boats.
2.0 THE PROPOSAL 2.1 Full planning approval is sought for the placement of a storage container, used for storage of equipment relating to the harbour and for tools for 'resident' boat repairer who offers his services to people at the marina.
2.2 It is green and apx 6m x 2.4m x 2.69m and is to be located in the north eastern corner of the marina.
3.0 PLANNING HISTORY 3.1 None considered relevant to this application.
4.0 PLANNING POLICY Local Plan Policy
4.1 The site is designated for 'light industrial' use in the Ramsey Local Plan (No.2) Order 1998, a land use designation which covers the entirety of the land south of North Shore Road and otherwise surrounded by water despite that area including several residential streets.
4.2 Paragraph 4.11 specifically discusses the shipyard: "Further industrial or warehousing units beyond those currently with planning consent will not be permitted unless required for the shipyard".
Strategic Plan Policy
4.3 The Strategic Plan contains a number of policies that are considered relevant; General Policy 2 which General Policy 2 requires that proposed developments do not adversely affect the character of the surrounding landscape or townscape. It also requires that development does not adversely affect the amenity of local residents or the character of the locality and Transport Policy 13 which seeks to ensure that development in or around harbours does not compromise the ability of the harbour in both commercial or recreational terms or affect its historic interest.
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17/00669/B Page 3 of 3
5.0 REPRESENTATIONS 5.1 Ramsey Town Commissioners - no objections. 21.07.2017.
5.2 DOI Highways - no highway implications. 19.07.2017.
6.0 ASSESSMENT Background
6.1 The container has been on the site since 2010 and was recently moved around the site when improvements to the harbour were taking place. It was then brought to the attention of the Planning Department that there was no planning permission in place for the container or its use for storage and as a workshop. Predominantly the container is used for storage by DOI and by a man who carries out boat work for those at the yard. He largely uses for storage of tools but also as shelter if weather is bad, most of his work is carried out on boats in the yard.
6.2 The main issues are considered the impact on the character of the surrounding area and the nearby residential properties.
6.3 In terms of visual impact it is not something that would appear out of place at a shipyard and in its proposed location it will be largely screened by the existing walls, which are nearly 3ms high. From Templar Terrace it would be viewed in the context of the boat yard and would not appear out of place.
6.4 The nearest neighbours are 17, 18 and 19 Templar Terrace. As the container faces into the boat yard it is considered that the proposal would not affect private residential amenity and should therefore have a suitably limited impact.
6.5 As the application is retrospective no conditions are required in terms of implementation, however one is proposed that requires it removal should it no longer be required.
7.0 RECOMMENDATION 7.1 It is recommended that approval is granted subject to the above condition.
Decision Made : Permitted Date : 30.08.2017
I can confirm that this decision has been made by the Director of Planning and Building Control/Head of Development Management/Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Determining officer (delete as appropriate)
Signed : C BALMER Chris Balmer
Senior Planning Officer
Signed :... Sarah Corlett
Senior Planning Officer
Signed :... Abigail Morgan
Senior Planning Officer
Signed... Steve Butler Head of Development Management
Signed :... Jennifer Chance
Director of Planning and Building Control
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