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21/00250/GB Page 1 of 9
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. 21/00250/GB Applicant : Stanley Properties Limited Proposal Conversion and erection of extension of existing offices to provide two residential apartments (class 3.4) (in association with 21/00251/CON) Site Address 9 Auckland Terrace Parliament Street Ramsey Isle Of Man
Case Officer :
Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level Planning Committee
Recommendation
Recommended Decision: Permitted Date of Recommendation 12.08.2021
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. Prior to commencement details of the proposed secure and covered bicycling storage must be provided to and approved in writing by the Department, implemented in accordance with the approved details and retained thereafter.
Reason: In the interest of sustainable travel.
C 3. Prior to occupation the flood resistance measures, as shown in section 9.3 of the Flood Risk Assessment must be provided and easily available at all times and retained as such thereafter.
Reason: In the interests of occupants' safety in the event of a flood.
This application has been recommended for approval for the following reason. The proposal will assist in keeping a Registered Building viable whilst also complying with the relevant Strategic Policies, as such the application has been recommended for approval.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 15th March 2021: o Drawing No. 239/001
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o Drawing No. 239/010 o Flood Risk Assessment
This decision also related to drawing No. 239/020a received on the 10th May 2021 which shows the proposed floor plans.
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Interested Person Status - Additional Persons
It is considered that the following Government Department should be afforded Interested Person Status as they have raised material consideration in their representations in accordance with Article 4(2):
DOI Flood Risk Management Division __
Officer’s Report
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS IT IS RECOMMENDED APPROVAL AND THE LOCAL AUTHORITY HAVE OBJECTED.
THE APPLICATION SITE 1.1 The application site is to the rear of the residential curtilage of 9 Auckland Terrace, Parliament Street, Ramsey which is a mid-terrace three storey town house of traditional Georgian form situated to the North side of the Western end of Parliament Street.
1.2 The surrounding properties are a mixture of uses from retail to offices.
THE PROPOSAL 2.1 The current planning application seeks approval to change the use of the property from office to residential in the form of two apartments and for the demolition of the existing rear extension and erection of a single storey extension.
2.2 Also proposed is the alteration to the basement level to provide a fire exit.
2.3 As the site is part of a terrace of registered buildings, registered building consent RB152, of which several aspects are subject to a Registered Building Consent application, 21/00251/CON.
PLANNING HISTORY 3.1 There are several applications on the site of which there is a registered building application in connection with this one under PA21/00251/CON.
3.2 The previous applications which are relevant are as follows;
3.2.1 PA16/00370/CON - Registered Building consent for the installation of an additional hair washing sink in approved salon area and replacement of existing ground and basement (lower section) staircase (Registered Building Nos. 152). Permitted.
3.2.2 PA16/00058/C - Change of use of basement office/store to a beauty salon and ground floor office to a hair salon. Permitted.
PLANNING POLICY
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4.1 The site lies within an area zoned as "Town Centre" on the Ramsey Local Plan 1998, Map 2. The site is within a High Risk River and Tidal Flood Risk Zone. The site is not within a Conservation Area.
4.2 LOCAL PLAN 4.2.1 The Ramsey Local Plan 1998 has a couple of Policies which are relevant to this application
4.2.2 Policy R/E/P5 which states, "To secure the retention and maintenance of Registered Buildings, uses not conforming with land use zoning may be favourably considered provided no material alteration results to the building externally and, if appropriate, internally."
4.2.3 Policy R/TC/P4 which states, "There will be a general presumption in favour of ground floor office use in both Auckland Terrace and Water Street."
4.3 REGISTERED BUILDING 4.3.1 Turning towards the Isle of Man Strategic Plan 2016, paragraph 7.26.1 states, "Many Registered Buildings on the Island can sustain a degree of sensitive alteration or extension in order to accommodate continuing or new uses. Nevertheless, Registered Buildings do vary greatly in the extent to which they can accommodate change without loss of special interest. Some may be sensitive to even slight alterations. In cases where there have been successive changes to a Registered Building, the cumulative effect of the work will be assessed in determining the overall impact on the character of the building." With this in mind the most relevant policy is Environment Policy 32 which states, "Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."
4.3.2 Planning Policy Statement 1/01 is also relevant, of which RB/5 states in part, "...Registered building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings..."
4.4 ALTERATIONS AND CHANGE OF USE 4.4.1 Given the nature of the application it is appropriate to consider Strategic Policy 2 & 10, Spatial Policy 2, General Policy 2, Environment Policy 10 & 13, Housing Policy 4 and Transport Policy 1 & 7.
4.4.2 Strategic Policy 2 of the Isle of Man Strategic Plan states, "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"
4.4.3 Strategic Policy 10 of the Isle of Man Strategic Plan states, "New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement"
4.4.4 Spatial Policy 2 of the Isle of Man Strategic Plan states, "Outside Douglas development will be concentrated on the following Service Centres to provide regeneration and choice of location for housing, employment and services
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4.4.5 General Policy 2 of the Isle of Man Strategic Plan 2016 which states "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."
4.4.6 Environment Policy 10 of the Isle of Man Strategic Plan 2016 states, "Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission. The requirements for a flood risk assessment are set out in Appendix 4."
4.4.7 Environment Policy 13 of the Isle of Man Strategic Plan 2016 states, "Development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted."
4.4.8 Housing Policy 4 of the Isle of Man Strategic Plan 2016 states "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14."
4.4.9 Transport Policy 1 of the Isle of Man Strategic Plan 2016 states, "New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes."
4.4.10 Transport policy 7 of the Isle of Man Strategic Plan states "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
4.5 Whilst the property is not to create flats the general basis of Housing Policy 17 should be taken into account. Housing Policy 17 of the Isle of Man Strategic Plan 2016 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.
REPRESENTATIONS 5.1 The following consultation can be seen in full online;
5.2 Highway Services have considered the application and state that the proposal hasn't provided bicycle parking and that the location of the site would mean cycling is a convenient mode of transport. (15.03.21)
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5.3 Ramsey Town Commissioners initially raised no objection, this was in error and they would like to object to the application based on the loss of office space within the town centre and the lack of parking provisions. (15.07.21)
5.4 DOI Flood Risk Management Division oppose the application and state that the property is within a high tidal flood risk zone and that the sleeping accommodation within the basement is inappropriate, with the flood resilient measure proposed not being sufficient justification to permit. (26.05.21)
5.5 The Registered Buildings Officer has considered the application and states, "Further to the previous advice I have given in relation to the proposed subdivision of this former town, house into offices into two separate flats. My primary concerns with creating two units has been the impact upon the staircase which forms an important part of the building's internal historic character and special interest. I consider the proposed glazed partitioning will by its nature be fully reversible and will still enable appreciation of the staircase. I therefore do not object to the proposals as long as there are conditions in place to secure any further details we may require in order to protect the building's special interest." (12.08.21)
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 PRINCIPLE OF DEVELOPMENT 6.2.1 When looking at the overall principle of the change of use there is conflicting information within the Ramsey Local Plan, whilst the Town Centre policy states that there would be a presumption in favour of ground floor offices within Auckland Terrace, the Registered Building policy states that uses not conforming with the land use may be favourable provided no alteration results to the building externally and, if appropriate, internally. As such whilst initially the change of use from office to residential might be unacceptable if the change proposed will not alter how the property is viewed from a Registered Building within the streetscene, then the principle of the change would be acceptable.
6.2.2 When looking at the Registered Building Report, reference is mainly made to the front of the property and to the way the property is viewed from the streetscene of Parliament Street, of which the Report states in part, "Despite the ornamentation of No.4 the terrace (from No.3-1 and West House) which is principally used for a mixture of offices and residential, represents a uniform row of buildings whose simple generally unadorned style is a unique example in Ramsey and rarely found elsewhere in the Island."
6.2.3 With this in mind and when looking at the works proposed the majority of the works are to the rear of the dwelling with the proposed utility/ kitchen extension with balcony above and as such would not detrimentally affect the property with regards to its character as a building. No alterations have been proposed to the front elevation of the property.
6.2.4 Whilst it is noted that the Local Authority have objected against the application on the basis of the removal of offices from Ramsey Town Centre, within the applicants statement of case they note that the property has been on the rental market since 2017, with the email from Chrystals stating, "The rental is good value and with the incentives available it would normally be attractive, however given the current climate there is limited commercial interest in this type of property."
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6.3 DETAIL OF DESIGN 6.3.1 The demolition of the rear single storey outrigger with the replacement with a larger kitchen utility room with balcony area above, as rear staircase, due to its location within the rear of the property should not alter how the property is viewed within the overall streetscene. The same could be said to the alterations within the basement area to create a rear fire exit from bedroom 2.
6.3.2 Whilst this is the case the proposal does add the element of a balcony which could potentially impact the neighbouring properties. When looking at the rear of the property it is accessed from the lane, the neighbouring properties have long since removed any rear garden/yard spacing and been replaced with car parking. As such the balcony itself should not impact on the neighbouring amenity.
6.3.3 All internal alterations are assessed under PA21/00251/CON.
6.4 HIGHWAY MATTERS 6.4.1 The consultation from Highway Services whilst they do not object to the application they do think the proposal should add in covered and secure bicycle parking space, and state under "the parking provision required for the proposal would be at one space per bedroom, under the benchmark parking standard within UK's Department for Transport's LTN1/20 Cycle infrastructure design." With this in mind and after a discussion with the agent on behalf of the applicant a condition will be attached to state that prior to occupation covered and secure bicycle storage should be approved by the Department.
6.5 FLOOD RISK 6.5.1 Turning towards the objection from the DOI Flood Management Division which states that the lower ground floor use as bedrooms in inappropriate and that the flood resilient measures proposed are not sufficient justification to permit.
6.5.2 Within the flood risk assessment received as part of the application, the flood resistant measures to be incorporated into the development are;
6.5.3 When looking at the potential flood risk within the site, it should be noted that the property was originally a residential dwelling with the potential that there are still residential dwellings within this block of properties. It should also be noted that the proposed change of use to residential will assist in keeping the Registered Building into going into disrepair. Whilst both of these notes cannot in themselves be sufficient enough to overcome the objection from the DOI Flood Management Division, the proposed flood resilient measure are suitable for the proposed works.
6.5.4 To assist in making sure that the flood resilient works are done prior to occupation a condition should be attached to state that the flood risk measures within the statement should be carried out prior to occupation and retained thereafter.
6.6 FUTURE OCCUPANTS AMENITY 6.6.1 In proposals such as these, concern can lie with the potential to cause disruptions to the immediate and adjoin neighbouring properties. In terms of differentiating an office from residential it is often difficult to define how each would behave. Generally office house are between the times of 9am to 5pm with the occasional office working out of these hours due to
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the service they provide. Officers are generally quiet with the potential to not be disruptive. When a property is someone's home they have the potential to be home more, could invite friends and family around and have parties which have the potential to be noisy. In general the majority of people tend to behave well and raise no concerns, although there will always be a percentage that may not behave.
6.6.2 When looking at whether the two apartments would provide suitable amenity standards the proposal does not provide any details of a garden area or outdoor amenity space with the rear area being used as car parking. The two apartments provide a suitable standard of space internally and given its location within a town centre and the property being in close walking distance to Ramsey beach and Mooragh Park which provide additional amenity space. The lack of garden space is a common feature among residential properties within the town centre.
6.6.3 Another aspect of the amenity would be whether the proposal has a clear pleasant outlook from the main principle rooms. Both apartments have the main living situated to the front of the property which would provide a suitable view over the front courtyard. There are windows within both apartments kitchen which will provide additional light to the living area.
6.6.4 It is considered that the conversion of the building to provide two apartments would provide in most regards adequate living conditions and as such is considered acceptable in this regard.
CONCLUSION 7.1 Overall whilst there are objections from the Local Authority and the DOI Flood Risk Management Division, the information provided within the application provide suitable information and mitigation and as such the proposed change of use into two apartments is acceptable with the installation of a rear extension. 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: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
I can confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to the it by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : ...Permitted... Committee Meeting Date:...23.08.2021
Signed :...V PORTER... Presenting Officer
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Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
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PLANNING COMMITTEE DECISION 23.08.2021
Application No. : 21/00250/GB Applicant : Stanley Properties Limited Proposal : Conversion and erection of extension of existing offices to provide two residential apartments (class 3.4) (in association with 21/00251/CON)
Site Address : 9 Auckland Terrace Parliament Street Ramsey Isle Of Man
Planning Officer : Mrs Vanessa Porter
Presenting Officer As above (correct manually if not the case officer)
Addendum to the Officer’s Report
The Planning Committee approved the application on the basis of correcting paragraph 1.1 of the officers report which should state the following, "1.1 The application site is 9 Auckland Terrace, Parliament Street, Ramsey which is a mid-terrace three storey town house of traditional Georgian form situated to the North side of the Western end of Parliament Street."
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