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17/00873/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00873/B Applicant : Mr Jon Cowley Proposal : Conversion and extension of existing store / garage to provide residential living accommodation Site Address : Building to rear 80 Parliament Street Ramsey Isle of Man
Case Officer : Mr Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.10.2017 __
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.
C 2. The parking space available in the garage on site must be available for the parking of vehicles in association with the residential units hereby approved.
Reason: To ensure that there is the provision of car parking on site.
Plans/Drawings/Information:
This approval relates to drawing 891.01 received on 15th August, 2017.
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Interested Person Status - Additional Persons
None __
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Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THERE IS AN OBJECTION FROM THE LOCAL AUTHORITY AND THE APPLICATION IS RECOMMENDED FOR APPROVAL
APPLICATION SITE 1.1 The application site is the curtilage of a three-storey, end-of-terrace building located to the western end of Parliament Street, in Ramsey, which sits quite prominently around the edge of Parliament Square. Also included is a two-storey outbuilding to the rear of the site and which has access onto a rear lane running parallel between Parliament and Taubman Streets.
1.2 Number 80 itself is currently operating as a retail outlet at ground floor level and appears to have been used as, or is in use as, office and residential on the two floors above. The outbuilding, meanwhile, is shown to be in storage use, although it is not known with what this storage is connected.
PROPOSAL 2.1 Proposed is the conversion and extension of the existing store / garage to provide residential living accommodation. The scope of works is contained to the rear of the building and would see an infill extension at first floor level to create an outrigger from the rear elevation of the building.
2.2 The proposal would create a two bedroom flat accessed from the rear lane with the main outlook towards the west. The built form would carry the ridge level of the rear annex and would extend the west elevation upwards. The section of development would measure 6.3m x 4.1m and finished to match the existing property.
2.3 The proposed flat would have a combined floor are of 96m2, with one bedroom / bathroom and entrance being on the ground floor and the second bedroom and open plan lounge, kitchen/dining on the first floor above the garage.
PLANNING HISTORY 3.1 The following previous planning applications are considered relevant in the assessment and determination of this application;
3.2 15/00699/B - Alterations to building including replacement shop front, windows and roof work, creation of self-contained apartment and removal of chimney stack. Approved at appeal with conditions.
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) (No 2) Order 2013, and to avoid the accumulation of unimplemented planning approvals.
The 2 French windows in the gable wall immediately above the neighbouring property Dolce Vita shall be deleted from the scheme, as shown on Drwg No 04 Revision A received on 3 September 2015.
Reason: In order to prevent any prejudice to the future use or development of the neighbouring property Dolce Vita.
The part of the outbuilding marked "Store" on Drwg No JC08, accessed via the new garage door, shall at all times be made available for the parking of a private motor car
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belonging to a resident of the apartments hereby approved. The apartments hereby approved shall not be occupied until this parking space is made available for such use.
Reason: To provide off-street parking.
PLANNING STATUS 4.1 In terms of local plan policy, the application site is within an area zoned as 'Mixed Use - Town Centre' on the Ramsey Local Plan.
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: (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; (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;
4.4 Housing Policy 17 states: 'The conversion of buildings into flats will generally be permitted in residential areas provided that: (a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking; (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms and (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area'.
4.5 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
4.6 Transport Policy 7 is also relevant: 'The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.' The standard in respect of town centre residential development is one car parking space per each one-bedroom flat and two spaces per each two-bedroom flats but this can be relaxed when having regard to: (a) the location of the housing relative to public transport, employment, and public amenities; (b) the size of the dwelling; (c) any restriction on the nature of the occupancy (such as sheltered housing); and (d) the impact on the character and appearance of the surrounding area.
REPRESENTATIONS 5.1 Ramsey Town Commissioners indicate that the proposed layout does not appear to provide a suitable standard of living accommodation expected for a 2 bedroomed property and
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the proposal does not comply with the Strategic Plan parking standards which would require 2 parking spaces (21.09.17).
5.2 Highways Services have commented that the proposal is to convert and extend a storage building and garage to a residential dwelling and garage. The proposal is within the town centre with good public transport and pedestrian links. Highway Services does not oppose this application (07/09/17).
ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application are contained within the guidance of Housing Policy 17, which requires new dwellings provided through a building's conversion have a clear outlook, adequate amenity space and car parking where practical.
6.2 The design of the flat is large enough to accommodate a lounge, kitchen and dining room. There would appear to be adequate space to allow for the drying of clothes. The living environment of the proposed flat is deemed to be acceptable. Whilst some may not consider this the most pleasant of outlooks, it does offer distant views with plenty of natural light and distant views out towards the adjacent properties, albeit its character is varied and not unattractive but a busy and vibrant streetscene.
6.3 Being with the town centre development there is no outdoor amenity space provided. However there is ease of level access to good public open space that would provide a degree of respite from the activity in the area, namely Ramsey town centre and the beach and other leisure areas. The current bin provision for the benefit of the property is to be retained for the use of the flats is accessed of the rear service lane.
6.3 The proposed extension would be finished to reflect the existing in terms of materials used and colour. The design and form is to reflect the existing two storey aspect at the rear of the site to match the build lines and heights which is deemed acceptable without causing a detrimental impact to the streetscene or that of No.80.
6.4 With regard to parking, it is noted on the application form that one space is provided, assuming this is the garage. Given there was a previous condition on the garage for the use of flats as per the 2015 application. In this case, the condition can be added to this application making it available for all three units.
6.5 In any case, Transport Policy 7 requires one parking space per one bedroom apartment and two per two bedroom apartment. Highway Services have not objected but given the application site is with the town centre location which is within close proximity to primary public transportation links. Provision is allowed within the Strategic Plan in Appendix 7, Parking standards, A.7.1 which says "however, in general, the need to find a use for redundant buildings which are in sound condition will outweigh the drawback of any shortfall in parking provision". The site is immediately adjacent the bus stop, offering routes throughout the Island. The strategic plan also allows for a relaxed standard where "In the case of town centre and previously developed sites, the Department will consider reducing this requirement having regard to: (a) the location of the housing relative to public transport, employment, and public amenities". There are also taxi ranks, local services and employment opportunities to encourage pedestrian movement amongst the above. The application site is amongst the most sustainable locations on the Island and so an objection on grounds of a lack of parking is not considered significant enough to warrant a refusal.
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
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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.
8.2 The decision-maker must determine:
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted
Committee Meeting Date: 16.10.2017
Signed :C Balmer Presenting Officer
Further to the decision of the Committee an additional report & amended condition was required
YES/NO See below
PLANNING COMMITTEE DECISION 16.10.2017
Application No. :
17/00873/B Applicant : Mr Jon Cowley Proposal : Conversion and extension of existing store / garage to provide residential living accommodation Site Address : Building To Rear 80 Parliament Street Ramsey Isle of Man
Presenting Officer : Mr Chris Balmer
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Addendum to the Officer’s Report
The Planning Committee asked that the proposed condition 2 be amended to include the address of the property.
Conditions of Approval
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.
C 2. The parking space available in the garage on site must be available for the parking of vehicles in association with the three residential units at 80 Parliament Street only.
Reason: To ensure that there is the provision of car parking on site.
Plans/Drawings/Information
This approval relates to drawing 891.01 received on 15th August, 2017.
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