35325

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                                                 15/00093/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/00093/B Applicant : The Co-Operative Group Proposal : Rebuilding of store wall to rear elevation Site Address : The Co-Operative Food 75 Parliament Street Ramsey Isle Of Man IM8 1AQ

Case Officer : Mr Chris Balmer Photo Taken : 02.02.2015 Site Visit : 02.02.2015 Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 SITE 1.1 The site represents the curtilage of the Manx Co-op, Parliament Street, Ramsey, which is part of a row of terraced properties located on the southern side of Parliament Street, which is within the centre of Ramsey Town Centre.

2.0 PLANNING POLICIES 2.1 The application site is within an area of 'Mixed Use - Town Centre' under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, hereafter referred to as the Ramsey Local Plan. The site is not within a Conservation Area.

2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:-

2.3 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;

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                                                 15/00093/B
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(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."

3.0 PLANNING HISTORY 3.1 There are a number of previous planning applications, however, only the following application is considered relevant in the assessment and determination of this application:

3.2 Alterations to rear annexe including re-roofing - 97/01521/B - APPROVED

4.0 PROPOSAL 4.1 The application seeks approval for the rebuilding of store wall to rear elevation. They have indicated that; "during the works we have uncovered an issue with the cement rendered masonry rubble wall to the gable and side elevation. Our engineer recommends this will require to be taken down and re-built. The proposal will be to rebuild in blockwork with a cavity to meet current building regulations. The outward appearance of the wall will be rendered...". The proposal also includes the removal of the existing two ground floor windows to the rear elevation (south).

5.0 REPRESENTATIONS 5.1 Highway Services have no objection (received on 02.02.2015).

5.2 Ramsey Commissioners have no objection (received on 23.02.2015).

6.0 ASSESSMENT 6.1 The key issues relate to the visual impact upon the street scene.

6.2 Visiting the area and viewing the proposed plans, it is considered given the proposed works would essential be in the same position, size, height and finish the works are unobjectionable. The removal of the existing two rear opening also rises on concern. Arguably the proposal will be a visual improvement to the area and individual building.

7.0 RECOMMENDATION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.

8.0 PARTY STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 23.02.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

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                                                 15/00093/B
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N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

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This approval relates to drawings references BL(-1) 001, BL(-1) 002, BL(-1) 003 and BL(-1) 004 all received on 28th January 2015.

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

Decision Made : Permitted Date; 23.02.2015

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed : Sarah Corlett

Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management