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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 25/90147/C Applicant : Vaiude Surgical Limited Proposal : Change of use of ground floor from Office (2.1) to Private Heatlhcare Clinic (4.1) Site Address : Ground Floor 2-4 Peel Street Ramsey Isle Of Man IM8 1JH

Senior Planning Officer: Jason Singleton Photo Taken : Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 27.03.2025 __

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. No customers shall be served or remain in the building outside the following hours: o Monday to Saturday 0900 - 2100hrs o Sundays 1000 - 1700hrs.

Reason: The application has been assessed on this basis as requested in the application form and in the interest of amenity.

N 1. The DOI Flood risk management advised; "Any alterations to the property should take I to consideration the potential to flood. Electrics should be placed above flood levels and flood resilient materials should be used where possible. A flood evacuation plan should be displayed".

This application has been recommended for approval for the following reason. The application complies with General Policy 2 and Environment Policy 35 of the IOM Strategic Plan 2016, the principles of Planning Policy Statement 1/01 and the land use designation and Policy R/TC/P1 Retail Uses from the Ramsey Local Plan.

Plans/Drawings/Information; This decision relates to drawings and supporting information received on 11 February 2025

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Right to Appeal

Right to Appeal:

It is recommended that the following organisations should NOT be given the Right to Appeal:

D.O.I. - No objection Ramsey Town Commissioners - No objection DOI Flood RIsk Management - No Objection __

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The site represents the extents of a ground floor unit in an existing building on the corner of Peel Street and Waters Street, and behind the old Police Station in Ramsey.

1.2 The existing building is three storey. The supporting statement indicates that the upper two floors are office space with currently only one being occupied. The ground floor has previously been used as offices and more recently as a travel agent but has lay vacant for 12 months.

2.0 THE PROPOSAL 2.1 This application seeks approval for the change of use of the ground floor unit only to a healthcare clinic/ consulting specialising in private medical issues and scanning services. There are no external alternations proposed.

2.2 The clinic will comprise three key rooms and an open plan reception / waiting room two consulting rooms and a treatment room. It proposes to have 2 full time administrative staff and up to 3 medical professionals on site.

2.3 The agent notes; The applicant plans to collaborate with charities to provide pro bono services for individuals who cannot afford private care, ensuring that high-quality healthcare is available to everyone on the Isle of Man, not just those in the north. In a first for the Isle of Man, the clinic will introduce mole mapping with AI surveillance for skin cancer detection. This cutting-edge technology will enhance early diagnosis and improve treatment outcomes, making advanced skin cancer screening more accessible to local patients. Furthermore, Clinic Savoir will offer private cancer services in partnership with Clatterbridge, bringing specialist oncological care closer to patients on the island".

2.4 The operating hours are indicated in the submission as : Monday to Saturday, 9:00 AM to 9:00 PM; occasional Sunday clinics (10:00 AM - 5:00 PM).

3.0 PLANNING HISTORY 3.1 21/00696/C - Change of use from office to a gaming/entertainment lounge. Approved with one condition relating to operating hours.

4.0 PLANNING POLICY 4.1 In terms of the current land use designation the site is identified as being an area of 'Town Centre - Mixed use" under the Ramsey Local Plan Order 1998. The site is within a Conservation Area and is identified as being at risk of tidal flooding. Due to the land use designation of the site and the type of development proposed the following policies from the Ramsey Local Plan and the IOM Strategic Plan are relevant for consideration:-

Ramsey Local Plan 4.2 9.16 Policy R/TC/P1 Retail Uses:

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"There will be a general presumption in favour of retention of retail uses at ground floor level in the main shopping streets (Peel Street, Bourne Place, Market Hill, Market Place (west), Parliament Street (excluding Auckland Terrace), East Street, Parliament Square (East side). Office uses (including finance related establishments) at ground floor level will not be permitted to occupy more than 30% of the street frontage in any one block between public and vehicular highways in these streets."

IOM Strategic Plan 2016: 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: (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; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them"

4.4 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."

4.5 The principles of the Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man is also to be taken into consideration.

5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 Ramsey Town Commissioners - no objections (20/03/2025).

5.2 Department of Infrastructure Highway Services - Do not oppose (17/02/2025).

5.3 Department of Infrastructure Flood Risk Management (17/02/25) No Objection and provide advice for flood risk ideas; ""Any alterations to the property should take I to consideration the potential to flood. Electrics should be placed above flood levels and flood resilient materials should be used where possible. A flood evacuation plan should be displayed".

5.4 No comments received from neighbouring properties.

6.0 ASSESSMENT 6.1 Minded that there are to be no external changes to the building the character and appearance of the Conservation Area is to be preserved in line with EP35 and Section 18 of the Town and Country Planning Act.

6.2 As outlined within the policy section of this report the site is within a 'Town Centre - Mixed use" under the Ramsey Local Plan where there is a general presumption in favour of retaining retail uses at ground floor. While the proposal is not strictly retail, it's use as a medical consultation clinic would be relatively in keeping given its purpose for visiting members

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of the public and would be considered to offer a facility that positively contributes to the range of services for the local community.

6.3 There are a mix of uses in the nearby surrounding area some of which operate until the early hours, some of uses are hot food take-aways, dine in restaurants, public houses, boxing gym, community hubs, coffee shops, bowling alley and distillery. The current application has been advertised with a specific set of opening times as noted above and are unobjectionable, they would not be out of keeping with surrounding uses nor step outside of those typically expected within such a central town centre location.

6.4 The comments from the DOI flood risk Management team are helpful and it is noted that the site is within a tidal water flood risk area classed as 'high risk'. This is likely on account of the Harbour area being approx. 100m to the north of the front elevation of this building and street. The level of vulnerability here is likely to be low based on the frequency forecast of potential for flooding (1 in 200 chance) and the site is not a residential use. In such an instance there is no need for people to remain on site in a potential flood event but their egress from the building to a place of refuge or to safety would be relatively simple, give the main entrance is the reception area and all other room open into this area and with 4m of the front door. The FRM team don't object and have advised to be mindful when making any internal alterations in terms of electric and raised sockets and an evacuation plan should be displayed, for all users of the premise to ensure safety.

6.5 At the site visit it was observed the difference in level at the front of the building when looking from the ground outside to the threshold inside up to the ground floor areas. The general topography here rises up from the harbour and is not flat. Furthermore, as this application does not propose any built development per say and is only for a change of use of an existing premises where members of the public already frequent. The comments from FRM are noted and their emphasis is on emergency planning for egress details. As such this can be secured as part of a note on any approval to correspond with the use of the premises.

7.0 CONCLUSION 7.1 Overall it is considered that the proposal would comply with the land use designations of the Local Plan, will preserve the character and appearance of the Conservation Area and will not result in any unacceptable amenity impacts on the town centre location or neighbouring uses. The application is therefore considered to be acceptable complying with General Policy 2 and Environment Policy 35 of the IOMSP, the principles of Planning Policy Statement 1/01 and the Ramsey Local Plan.

7.2 As the application has been advertised with a specific set of opening hours on which members of the public would have also viewed the application it means that these shall be conditioned accordingly. Any changes to these would need to be subject to a separate application.

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.

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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); 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.

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I can confirm that this decision has been made by the 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, and/or rights to appeal.

Decision Made : Permitted Date : 27.03.2025

Determining Officer Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.