Planning Officer Report Recommendations

Planning Officer Report And Recommendations {{table:25977}}

Officer's Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THERE IS CONCERN RAISED BY THE HIGHWAYS DIVISION AND THE APPLICATION IS RECOMMENDED FOR APPROVAL

The Application Site

1. The application site comprises an existing building located on Parliament Street in Ramsey. The building comprises four storeys with the ground floor containing a retail unit and the remainder three upper floor containing office accommodation.

The Proposal

1. The proposal comprises the conversion of existing offices on the upper floors of the building into three apartments. The proposed development would contain 1 bedroom apartment on the first floor, 1 bedroom apartment on the second floor and 1 bedroom apartment on the third floor attic space. The existing ground floor retail unit is untouched by the proposed development.

Planning History

1. Whilst the application site has been the subject of previous planning applications it is considered that none of these is specifically material to the assessment of this current planning application.

Planning Policy

1. In terms of local plan policy, the application site is located within a wider area of land that is designated as mixed use (town centre) under the Ramsey Local Plan Order 1998. The site is also located within a Conservation Area. Planning Circular 2/99, the written statement that accompanies the local plan, contains the following policies that are considered specifically material to the assessment of this current planning application:

1. Policy R/R/P4 states:

"The upper floors above shops are often under-used. Use of this space for residential purposes will be encouraged, subject to compliance with Housing (Flats) Regulations. Change of use from residential to office use will not generally be permitted."

1. Policy R/TC/P3 states:

"The use of upper floors as retail units, offices and apartments shall be encouraged particularly where premises are currently vacant."

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains the following policies that are considered specifically material to the assessment of this current planning application:

1. 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."

1. 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."

1. Housing Policy 17 states:

"The conversion of buildings into flats will generally be permitted in residential areas provided that:

• (a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking;
• (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms and
• (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area."

1. Transport Policy 7 states:

"The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."

Appendix 7 sets a standard of 1 space per bedroom or 2 spaces for 2 or more bedrooms for apartment development but also states typical residential standards may be relaxed for town centre and brownfield residential development. The four stated grounds where standards may be relaxed are where development:

• (a) would secure the re-use of a Registered Building or a building of architectural or historic interest; or
• (b) would result in the preservation of a sensitive streetscape; or
• (c) is otherwise of benefit to the character of a Conservation Area.
• (d) is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality.

Representations

1. Ramsey Town Commissioners have no objections to the planning application.
2. The Department of Infrastructure Highways Division suggest that 3 off road parking spaces should be provided for the proposal. They highlight that no information has been supplied by the applicant to the availability of off/on road parking within the area and also question whether the rear yard can provide any form of parking i.e. motorbikes or cycles.
3. The Manx Electricity Authority expresses an interest in the planning application. Their interest relates to non planning considerations.

Assessment

1. The three main considerations are i) the visual impact of the proposal; ii) the living environment for the proposed apartments; and iii) the car parking provision.
2. In terms of i) are there are no external alterations to the building there is no discernible visual impact arising from the proposed development. As such, the impact on street scene and the character and appearance of the Conservation Area is acceptable.
3. In respect of ii) the living environment of each apartment is of a suitable standard. The level of space provided for the development and the outlook from principal rooms is similar to other apartments found elsewhere along Parliament Street. The existing external bin storage space within the application site used by the offices would be used by the proposed apartments. Overall, the proposed apartments are concluded to be acceptable.
4. As for iii) the proposal does not provide any on-site parking nor is it able to do so due to the constraints of the site. Whilst the relevant parking standard for three 1 bedroom apartments under Appendix 7 of the Isle of Man Strategic Plan 2007 is 3 spaces there is, as stated earlier in this report, provision for relaxation of this requirement in certain circumstances. However Appendix 7 also states typical residential standards may be relaxed for town centre development. In this instance the site is well served by good public transport links and the viable use of upper floors along Parliament Street is good for the overall vitality of Ramsey, something that is actively sought through established planning policy. It also needs to be borne in mind that the existing established use as office accommodation also has a requirement of 3 spaces but none of currently provided or available for that use. As such, the car parking situation for the proposed development is very similar to that of the existing established use. Based on the above it would be unreasonable to oppose the proposal on the grounds of car parking provision and a relaxation is acceptable.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Ramsey Town Commissioners.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division; and The Manx Electricity Authority.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 11.01.2013

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 location plan and drawing nos 1153.1, 1153.2, 1153.3 and 1153.4 date stamped the 5th December 2012.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made: Approved Committee Meeting Date: 28/1/13

Signed: A. Kamm

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate

YES/NO