Case Officer: Mr Chris Balmer Photo Taken: 09.10.2012 Site Visit: 09.10.2012 Expected Decision Level: Officer Delegation
Officer's Report
The Application Site
The application site is the curtilage of a new four storey hotel, retail unit and restaurant with associated car parking on Park Road in Ramsey. The front elevation of the property overlooks neighbouring Mooragh Park lake, whilst the south elevation is located over 60 metres away from the nearest residential properties on nearby Premier Road. The north-facing side elevation adjoins the associated car parking area whilst the rear elevation overlooks a vacant area of land approximately 73 metres from Mooragh Promenade which borders the foreshore at Ramsey.
The Proposal
The application seeks approval for change of use of retail unit to hotel facilities. The area which forms part of this application is located at ground floor level and adjacent to the restaurant/bar area. In the initial application for the hotel complex it was indicated this area was potential to be a hair dresser/beauty salon etc. The area measures 27 square metres. The proposal is for this area to be used as additional floor space for the restaurant. It should be noted that this area is already used as part of the restaurant.
Planning History
The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application:
Erection of a dry store extension to rear service yard -12/01318/B - PENDING CONSIDERATION
Erection of illuminated and non illuminated signage - 12/00937/D - APPROVED
Construction of a 30 bed hotel development with a retail unit and 45 cover restaurant & bar with associated parking provision - 09/01400/B - APPROVED.
Demolition of existing two bungalows and development of site to provide a hotel with function and conference facilities, and 96 residential apartments - 07/01790/B - APPROVED.
Application No.:
12/01301/C
Applicant:
Ramsey Park Hotel
Proposal:
Change of use of retail unit to hotel facilities
Site Address:
Ramsey Park Hotel Park Road Ramsey Isle Of Man IM8 3AR
Planning Policy
The application site falls within an area designated for a mixture of Residential and Office use in the Ramsey Local Plan 1998. There are no policies within Planning Circular 2/99, the written statement that accompanies the local plan, which are considered specifically material to the assessment of the planning application.
The Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:
"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:
(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."
Representations
Ramsey Town Commissioners have no objection to the proposal.
The Highways Division does not oppose the proposal as it has no traffic management, parking or road safety implications.
Assessment
The proposal makes no external alterations to the building and the use would be a small expansion to the existing restaurant area. The proposal would not result in any significant impacts upon nearby residents. Overall, it is considered that this minor alteration is acceptable.
Recommendation
It is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
The local authority, Ramsey Town Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered “interested persons” and as such should be afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 29.10.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
C 1. This approval relates to the change of use of retail unit to hotel facilities as proposed in the submitted documents and drawings 110 & 111 all received on 21st September 2012.
C 2. The use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made: Permitted Date: 29.10.12
Determining officer (delete as appropriate)
Signed: [Handwritten signature] Anthony HolmesSenior Planning Officer
