1 October 2013 · Delegated - Development Control Manager (Jennifer Chance)
3 West Quay & 1 Old Post Office Lane Ramsey Isle Of Man IM8 1dw
The proposal involves converting an empty ground floor retail shop within the Ramsey Conservation Area and town centre into a dental surgery with two consulting rooms and a reception area, with no external alterations. The site is on the south side of West Quay with access from the front and a narrow alley.
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The site is in a sustainable town centre location suitable for community facilities like a dental surgery, employing three full-time staff and supporting the economy.
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; not adversely affect townscape, amenity, highways, flooding. Officer assessed proposal complies as no external changes, town centre location sustainable, parking addressed, no flood risk increase.
Environment Policy 10
Requires Flood Risk Assessment where flooding potential. Not required here as building has lawful use and proposal does not increase flood risk or vulnerability; flood resilience noted as advice.
Environment Policy 35
Permits development in Conservation Areas only if preserving/enhancing character. No external alterations, so character and appearance preserved.
Community Policy 2
New community facilities should serve local population, be accessible to non-car users, reuse vacant buildings. Dental surgery reuses empty shop in accessible town centre.
Transport Policy 7
Requires parking per standards. Town centre location sustainable; staff parking confirmed in public car parks, objection withdrawn.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Emphasises impact on Conservation Area character. No adverse impact from internal works only.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
The development hereby permitted shall not be carried out except in full accordance with the following plans: Drawing Number 2013/34 01 received on 15 August 2013.
no objection; observation that layout shows no staff welfare facilities (assumed on separate floor)
Do not oppose
Applicant aware site in 1:100 (plus climate change) flood area; recommend flood resilient measures
Ramsey Town Commissioners had no objection but noted lack of staff welfare facilities details; Water Authority had no formal objection but advised on flood risk and fees; Highways Division initially recommended refusal due to parking but later stated do not oppose.
Key concern: Inadequate parking provision per IOM Strategic Plan (3 spaces per consulting room plus staff parking)
Ramsey Town Commissioners
No Objectionwhilst they had no objection to the proposal, they made the following observation: - The drawings as submitted provide details of proposed new ground floor layout however there is no indication on the drawings in respect of staff welfare facilities. It is assumed that these exist on a separate floor however clarification should be obtained in respect of this matter.
Isle of Man Water and Sewerage Authority
No ObjectionIt is therefore highly recommended that flood resilient measures are implemented for the existing building.; The conversion of the ground floor area of the building into a separate self contained unit will result in a drainage communication fee being charged as defined under the Drainage (Communication Fees) Order 2010.
Highways Division
ObjectionRecommend Refusal; In accordance with the IOM Strategic Plan 3 spaces per consulting room plus staff parking is required. The use of the disc zone for staff may result in staff abusing the disc zone system and re-setting the disc instead of driving away and not returning to that zone for a specific time period.
Highways Division
No ObjectionDo not oppose
