229842

==== PAGE 1 ====

15 October 2014 14/01062/C Page 1 of 4 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/01062/C Applicant : Miss Karen McMullen Proposal : Change of use of premises from hairdressing salon to a cake shop Site Address : 3 Water Street Ramsey Isle Of Man IM8 1JP

Case Officer : Mr Chris Balmer Photo Taken : 24.09.2014 Site Visit : 24.09.2014 Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application site is No. 3 Water Street, Ramsey. The site is a traditional end of terrace two storey property which until recently comprised a hair salon and beauty therapist's at ground floor, with what appears to be residential accommodation above. The site is situated in the heart of the Ramsey town centre, just to the south west of the war memorial. There are surrounding commercial buildings to the other side of Water Street to the north, to the east and south and the rear. To the west side there is a parking and yard area to the adjacent commercial premises. The site is situated within the Ramsey Conservation Area.

2.0 THE PROPOSAL 2.1 The application seeks planning approval for the change of use of premises from hairdressing salon to a cake shop. The proposal would operate Monday to Saturday with opening ours probably between 9am and 6pm. Other than the applicant who would be operating the shop, no other members of staff are current envisaged.

2.2 The submission does not require the installation of a commercial flue. One a domestic type flue is required and this will be installed internally and discharge at one of the existing air bricks. No external alterations are required to be made.

3.0 PLANNING HISTORY 3.1 The site has the following relevant history:

3.2 08/00093/B - approval granted in 2008 for a canopy over the entrance.

3.3 00/01281/B - approval granted in 2000 for creation of two shop units with flat over.

3.4 97/01616/A - approval in principle granted in 1998 for creation of two shop units with flat over.

4.0 PLANNING POLICY 4.1 The area is identified as being within the town centre (mixed use) by the Ramsey Local Plan 1998.

4.2 The following policies in the Isle of Man Strategic Plan 2007 are considered relevant.

==== PAGE 2 ====

15 October 2014 14/01062/C Page 2 of 4 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.'

4.5 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 Policy CA/2: Special planning considerations, states: 'When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposal upon the special character of the area, will be a material consideration when assessing the applications.'

5.0 REPRESENTATIONS 5.1 Ramsey Town Commissioners - no objection (received on 03.10.2014).

6.0 ASSESSMENT 6.1 In terms of the zoning the proposed use would comply and therefore the principle of the change of use is acceptable.

6.2 In terms of parking provision, the site does not provide any for members of staff or visitors. This is the existing case for the former hair /beauty salon or any use of the building. However, the site is located within Ramsey Town Centre, near to a number of public park parks, adjacent to a large amount of on-street parking (disc zones) along Parliament Street and is close to public transport links.

6.3 It is considered that the use of the existing empty building can only be of benefit to the character and vitality of Ramsey Town Centre and therefore could be argued to enhance the character and appearance of the building and in turn the Conservation Area.

7.0 RECOMMENDATION

==== PAGE 3 ====

15 October 2014 14/01062/C Page 3 of 4 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.

8.0 PARTY STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

15.10.2014

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. 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 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 0900hrs and 1800hrs Monday to Saturday inclusive.

Reason: In the interests of public amenity.

--

This approval relates to Drawings reference numbers SM14/348/1, SM14/348/2 and SM14/348/3 all received on 9th September 2014.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

==== PAGE 4 ====

15 October 2014 14/01062/C Page 4 of 4

Decision Made : Permitted Date : 15/10/14

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed : Sarah Corlett

Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management