Officer Planning Report Recommendation

Application No.: 10/00273/C Applicant: Miss Carmel Le Marquand Proposal: Additional use of apartment as tourist accommodation Site Address: Market Hill Ramsey Isle Of Man ### Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Clerk To The Commissioners Notes: - No objection

Officer's Report

The Site

The application site represents the curtilage of 1 Market Hill, Ramsey which is a part of a row of three storey terraced properties, which are located on the northern side of Market Hill and east of the Ramsey Court House.

Planning Status

The application site is within an area recognised as being an area of 'Mixed Use', under the Ramsey Local Plan. The site is within Ramsey Conservation Area.

The following policies are therefore considered relevant in the consideration of this application:

• Ramsey local Plan 1998 - Planning Circular 2/99; and
• The Isle of Man Strategic Plan (20th June 2007) - General Policy 2

Due to the zoning of the site the following policy is relevant for consideration:- "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;
• (I) 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 applications should be considered in the assessment and determination of this application:-

Conversion of first floor to a coffee shop - 08/00468/B - APPROVED Change of use of retail unit to tea and coffee shop with cold snacks - 05/00850/C - APPROVED Rebuilding of facade - 94/00578/B - APPROVED

The Proposal

This application seeks approval for the additional use of apartment as tourist accommodation.

Representations

Ramsey Commissioners:- "No objection" Highways Division do not oppose:- "Has no traffic management, parking or road safety implications." The Authority has received no other privately written representations objecting to the application.

Assessment

The planning application seeks approval for the additional use of the existing apartment to tourist. The proposal does not involve any external alterations and the size of the apartment would not increase as a result of the proposed change of use.

In terms of impact, given the size of the apartment the additional use to tourist use is modest and it is considered that such change is unlikely to cause any significant harmful impact. Whilst no dedicated car parking exists for the apartment it has to be borne in mind that this is no different to the existing situation and that the proposal does not increase the size, and therefore potential occupancy level, of the apartment.

The existing apartment which is set over two floors would be reasonable in size and appropriate for tourist use. The site is close to public transport links if required and a number of shops and facilities within Ramsey.

RECOMMENDATION For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. PARTY STATUS

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

Ramsey Commissioners

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: 16.04.2010 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 permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This approval relates to the additional use of apartment as tourist accommodation as proposed in the submitted documents and drawings as REF 1, REF 2, REF 3, REF 4, REF 5 and REF 6 all received on 1st March 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made: Permitted

Date: ................................................................................................................................................................................

16 April 2010 10/00273/C Page 3 of 4

Signed : _______________________________ _______ ______ Senior Planning Officer

16 April 2010 10/00273/C Page 4 of 4