DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/01509/C Applicant: Ms Lenny Landon Proposal: Change of use of first floor showroom into flat, internal alterations. Site Address: 18 Parliament Street Ramsey Isle Of Man IM8 1AP Principal Planner: Mr Chris Balmer Recommended Decision: Permitted Date of Recommendation: 20.02.2024

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.

This application has been recommended for approval for the following reason.

It is considered that the planning application is in accordance with General Policy 2 and Housing Policy 17 of the Isle of Man Strategic Plan 2016; Residential Design Guide 2021 and the Ramsey Local Plan.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 17.01.2024. _______________________________________________________________

Interested Person Status

Additional Persons

It is recommended that the following Government Departments should not be given Interested Person Status on the basis that the written submissions made do not relate to the planning considerations under consideration in this case;

Flood Management Division (DOI) _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site represents the curtilage of 18 Parliament Street, Ramsey, which is a three storey terraced property, located on northern side of Parliament Street, northwest of the Court House Building and south of West Quay. The site has off-street parking to the rear of the building which has direct access onto West Quay.

2.0 THE PROPOSAL - 2.1 The application seeks full approval for the Change of use of first floor showroom into flat, internal alterations. There are no external alterations proposed to the building/site.

3.0 PLANNING HISTORY - 3.1 Then previous planning applications associated with this site is considered relevant in the determination of this application;

• o Conversion of basement, ground floor and part of first floor into a retail shop and isolation of second and third floor flats - 16/00197/B - APPROVED
• o Replacement windows and doors to front and rear - 15/01103/B - APPROVED
• o Alterations to create new front entrance and first floor apartment - 10/01332/B APPROVED
• o Change of use of existing retail areas to ground and first floor to form estate agency and other office facilities - 05/01873/C - APPROVED
• o Alterations to shop and upstairs flat including the extension of shop to the first floor 01/01939/B - APPROVED
• o Installation of replacement windows and door to front elevation and windows to rear elevation - 01/01264/B - APPROVED
• o Erection of 2 projecting gallows signs - 87/00493/D - APPROVED
• o Erection of two illuminated signs - 86/01330/D - APPROVED
• o Installation of window blind with advertisement display - 86/01274/D - REFUSED
• o Internal alterations and installation of rear doorway - 86/00951/B - APPROVED
• o Approval in principle to erect building to form first floor private flat and ground floor garage and entrance - 86/00115/A - APPROVED

4.0 DEVELOPMENT PLAN POLICIES - 4.1 The application site is within an area recognised as being an area of "mixed use", under the Ramsey Local Plan. The site is within a Conservation Area, but not a Registered Building. The site is within a high risk of flooding area. - 4.2 The following policies in the Isle of Man Strategic Plan 2016 are considered relevant: - 4.3 General Policy 2 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:

• a) Is in accordance with the design brief in the Area Plan where there is such a brief;
• 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;
• d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• e) Does not affect adversely public views of the sea;
• f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• 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;
• j) Can be provided with all necessary services;
• k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• l) Is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• n) Is designed having due regard to best practice in reducing energy consumption."

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 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." - 4.6 RESIDENTIAL DESIGN GUIDE 2021

5.0 CONSULTATIONS - 5.1 DOI Highway Services have no objection (26.01.2024) making the following comments: "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking, due to the sustainable location of the proposals." - 5.2 Flood Risk Management Division comment (02.02.2024); "FRM request that it is conditioned that there should be no sleeping accommodation on the ground floor."

6.0 ASSESSMENT - 6.1 The following issues are relevant in the determination of this application; (a) principle of the first floor for residential purposes; (b) potential impact upon highway safety/parking provision; and (c) potential private amenity for future occupants. PRINCIPLE OF DEVELOPING THE SITE FOR RESIDENTIAL PURPOSES - 6.2 As stated earlier in this report, the application site is located within a wider area of land that is designated as mixed use and therefore a residential use to the first floor raise no concerns. Approval, has also been granted in the past for the use of the first, second and third floors for residential units and there are no new no material planning matters which would go against the proposal now. POTENTIAL IMPACT UPON HIGHWAY SAFETY/PARKING PROVISION - 6.3 The proposed two bed apartment proposed would require two off road parking spaces. The application form indicates that there are at least two off road parking spaces to the rear of the site which could be used.

6.4 There are potentially three off road parking spaces connected with 18 Parliament Street. The use of these spaces will obviously help in reduction in on-road parking, but whether the occupants of the proposed apartment/s will have access is unsure. If a condition was attached which required a space for the apartment, this might have an increased impact on on-street parking, especially during peak hours, as this would reduce the number of retail (ground floor) parking spaces. Whereas, the apartment/s parking is likely to be used during the evenings/weekends when parking is in less demand. - 6.5 Therefore out of the two options, perhaps leaving the parking space for retail use would have the least impact on street parking. - 6.6 Furthermore, there are a number of public car parking spaces in close vicinity, as well as a number on-street parking (Parliament St & Quayside). Also the unit is within the centre of Ramsey Town, which benefits from public transport links to the whole Island and the site is also within walking distance of the town centre where shops and employment are located. This view was also taken when the application was approved under 10/01332/B. Highway Services have no objection. POTENTIAL PRIVATE AMENITY FOR FUTURE OCCUPANTS - 6.7 As outlined within Housing Policy 17 any apartment needs to have a "pleasant clear outlook, particularly from the principal rooms". All the windows serving the principal room (living room) have views out over Parliament Square. These outlooks raise no concerns and are considered acceptable. - 6.8 Bin storage is located to the rear yard, where the existing bins are stored. OTHER MATTERS - 6.9 A FRA has been submitted and identifies the site at low risk of flooding, namley given the works are at first floor level only and the access to the apartment at ground floor level is 0.69m above the flood level.

7.0 CONCLUSIONS - 7.1 For the reasons outlined above it is considered that the planning application is in accordance with General Policy 2 and Housing Policy 17 of the Isle of Man Strategic Plan 2016; Residential Design Guide 2021 and the Ramsey Local Plan and it is therefore recommended that the planning application be approved.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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

• whether there are other persons to those listed above who should be given Interested Person Status.

I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 22.02.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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