209949

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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 24/91028/C Applicant : Mr William Smith Proposal : Additional use of residential apartment for tourist accommodation Site Address : 111 St Pauls Apartments St Pauls Square Ramsey Isle Of Man IM8 1LE

Principal Planner: Chris Balmer Photo Taken : Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 14.10.2024 __

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. Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan not having any significant adverse impact upon private or public amenity.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings all received on 05.09.2024. __

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection Local Authority - No Objection __

Officer’s Report 1.0 THE APPLICATION SITE 1.1 The site is the residential curtilage of 111 St Pauls Apartments, St Pauls Square, Ramsey which is part of a large residential complex within Ramsey Town Centre.

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2.0 PROPOSAL 2.1 The application seeks approval for the additional use of residential apartment for tourist use.

3.0 PLANNING POLICY 3.1 The application site is within an area of mixed use (town centre), under the Ramsey Local Plan. The site is neither within a Conservation Area nor within an area of High Landscape or Coastal Value and Scenic Significance.

3.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:-

3.3 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."

3.4 Business Policy 13 states: "Permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents."

4.0 PLANNING HISTORY 4.1 There are no previous planning applications for this property which are considered relevant in the assessment and determination of this application. However, the following applications for similar proposals have been approved in recent times;

4.2 Additional use of residential apartment for tourist use - 23/00797/C - 103 St Pauls Apartments - APPROVED

4.3 Change of use from tourist to residential accommodation - 08/02230/C - Nos. 103 - 105, 107 - 109 & 112 St Pauls Apartments - APPROVED

4.4 Change of use from tourist to residential accommodation - 08/01908/C - Apts 243 To 253, St Pauls Apartments - APPROVED

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4.5 Change of use from tourist accommodation to permanent studio apartments - 07/01626/C - 110 And 111 St Pauls Apartments

4.6 It is understood that historically the units at the upper floors of St Pauls where used for tourist units originally (aparthotel).

5.0 REPRESENTATIONS 5.1 Highway Services comment there is no highway interest (13.09.2024).

5.2 Ramsey Commissioners have no objection (19.09.2024).

6.0 ASSESSMENT 6.1 The property is currently used as a residential property; the application will enable the owners to rent the property for tourist accommodation when they are not occupying the dwelling.

6.2 The dwelling is within a mixed use area so the principle of such development is considered acceptable. It is also noted that the site was original built for tourist (aparthotel) units, and over the years a number of been converted to residential units.

6.3 Business Policy 13 indicates that permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents. There are a number of residential properties in the area.

6.4 It is considered the use of the existing residential dwelling for tourist accommodation will have the same impact, whether it is used for tourist or permanent residential use.

6.5 There is no parking associated with the site; albeit parking demand is unlikely to change whether the unit is used for permanent residential or tourist use. Highway Services have considered the proposal and has no objection.

7.0 RECOMMENDATION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan not having any significant adverse impacts upon private or public amenities therefore it is recommended that the application be approved.

8.0 Right to Appeal and Right to Give Evidence 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.

8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant);

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o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.

8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.

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I can confirm that this decision has been made by a Principal Planner 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 and/or rights to appeal.

Decision Made : Permitted

Date: 15.10.2024

Determining Officer Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

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