Officer Report 13/91153/B

Case Officer: Mr Edward Baker Photo Taken: Site Visit: 16.10.2013 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is No. 3 Water Street, Ramsey. The site is a traditional end of terrace two storey property comprising 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.

The Proposal

1. The application seeks planning approval for the installation of a new shop front. The works include the following alterations:

• New fascia board
• New shop window
• Cornice feature around the front entrance doors
• Replacement ground floor window
• New security gate at the entrance to the yard to the rear

Planning History

1. The site has the following relevant history:

08/00093/B – approval granted in 2008 for a canopy over the entrance. 00/01281/B – approval granted in 2000 for creation of two shop units with flat over. 97/01616/A – approval in principle granted in 1998 for creation of two shop units with flat over.

Planning Policy

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

Application No.:	13/91153/B
Applicant:	Mr Glenn Kinrade
Proposal:	Installation of replacement shop front and window
Site Address:	3 Water Street Ramsey Isle Of Man IM8 1JP

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

Strategic Policy 4 states: 'Proposals for development must:

• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest;
• (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and
• (c) not cause or lead unacceptable environmental pollution or disturbances .

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;
• (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.'

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. 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.'

1. Ramsey Town Commissioners - no objection.
2. Highways Division - no objection.

Assessment

1. The proposal is to replace the existing modest shop front. The new shop front would be of a traditional design and would make use of appropriate materials. The agent has confirmed that the security gates can be painted rather than left as untreated galvanised steel which would otherwise be unattractive. A condition will ensure that the gates are painted (the applicant is undecided on the colour at the moment). It is considered that the proposals will actually enhance the character and appearance of the building and in turn the Conservation Area.

Recommendation

1. It is recommended that the application is approved.

Party Status

1. The local authority, Ramsey Town Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
2. The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d.

Recommendation

Recommended Decision: Permitted

Date of 07.11.2013

Recommendation:

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. The development hereby permitted shall not be carried out except in full accordance with the following plans: Drawing Number SM13/318/1 received on 02 October 2013.

C 3. The entrance gates shall be painted and not left untreated.

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

Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control

Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager