Officer Planning Report Recommendation

Planning Report And Recommendations {{table:441656}} ### Considerations {{table:441653}} ### Written Representations ### Consultations {{table:441654}} {{table:441655}}

Officer's Report

The Site

The application site represents the curtilage of Ramsey Town Band Room which is an existing detached property situated along Neptune Street in Ramsey. Neptune Street is bordered by Mona Street to the west and South Promenade to the east.

The Proposal

The proposed planning application is seeking approval for the installation of three 550mm x 980mm conservation rooflights to the western elevation of the building.

Planning Status

The application site is located within the Ramsey Conservation Area which is zoned as "Town Centre" under the Ramsey Local Plan adopted by Tynwald in 1998. Within the adopted Isle of Man Strategic Plan, Environment Policy 35 is considered relevant to this proposal;

"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".

General Policy 2 is also considered relevant and 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."

Planning History

The following previous planning applications should be considered in the assessment of this current planning application:

PA 93/00802/A - Approval in principle for construction of band premises - Permitted PA 94/00838/B - Construction of private band premises -Permitted on Review

Representations

The Ramsey Commissioners and the Department of Transport Highways Division have not commented on the proposal.

Assessment / Recommendation

It is considered that the proposed development would be acceptable as they respect the application site and surroundings in terms of the form and design. As the site is with the Ramsey Conservation Area it is always recommended that Conservation style rooflights should be installed if they can be viewed from the public thoroughfare. As the applicant is proposing such rooflights, it is judged that the proposal ensures the special features contributing to the character of the Conservation Area are preserved.

It is judged that the proposed development would comply with Environment Policy 35 and General Policy 2 of Isle of Man Strategic Plan; it is recommended that this planning application should be permitted.

It is considered that the following parties, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

The Department of Transport Highways Division The Ramsey Commissioners

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 22.03.2010

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> O : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the submitted Drawings 09 0585/1, 09 0585/2 and Photograph all received on 15th February, 2010.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : Signed : Senior Planning Officer