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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/00311/B Applicant : Commerce House Ltd Proposal : Alterations and extensions to property and change of use from retail and residential to retail and office accommodation Site Address : 11-12 West Quay Ramsey Isle of Man IM8 1DW

Case Officer : Mr Chris Balmer Photo Taken : 30.03.2015 Site Visit : 30.03.2015 Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE SITE 1.1 The site represents the curtilage of 11-12 West Quay, Ramsey which is traditional three storey property located on the southern side of West Quay and south of the Swing Bridge.

2.0 THE PROPOSAL 2.1 The application seeks approval for the alterations and extensions to property and change of use from retail and residential to retail and office accommodation. Visually the main extension relates to the raising of the roof of the property to enable attic office accommodation. A partially enclosed balcony area would be included which is accessible via glazed doors from the attic accommodation.

2.2 Alterations are also proposed to the ground floor front fenestration with the removal and replacement of the existing doors and shop window being replaced with larger window opening.

3.0 PLANNING STATUS 3.1 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.

3.2 Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-

3.3 Strategic Policy 1 states: "Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services."

3.4 Strategic Policy 2: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns

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and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3."

3.5 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."

3.6 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."

4.0 PLANNING HISTORY 4.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

5.0 REPRESENTATIONS 5.1 Highway Services have no objection (received on 07.04.2015) and make the following comments: "IOM Strategic Plan states that 10 parking spaces should be provided for this office development. This site does not have off street parking. Due to the town location of the site, bus route and available parking within this area, it is felt that this standard can be relaxed."

5.2 Ramsey Commissioners have no objection (received on 26.05.2015).

6.0 ASSESSMENT 6.1 Starting with the principle of the use of the property, the site is within an area zoned as "Mixed Use" under the Ramsey Local Plan. The property was previously used as retail and residential, whilst the new proposal would be for retail and office accommodation. Overall, given the zoning as mixed use, it is considered the principle of the property being used for retail and office accommodation is acceptable.

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6.2 Perhaps the main issues with the proposal, relates to the potential appearance upon the visual amenities of the street scene and Conservation Area.

6.3 Starting with the appearance of the proposal, it is perhaps important to note the existing building which is three storey traditional property which is also in a poor state of repair. The proposal involves the increase of the roof ridge and eaves of the property by approximately 2 metres. In terms of the appearance of the new attic space, the only aspect the full north east elevation will be apparent in full would be distance views to the north, across the harbour, from the new swimming pool site. Closer views from West Quay are either oblique or again distance. It is unlikely the full extent of the north east elevation would be apparent from West Quay.

6.4 The proposal would result in a taller property than the two neighbouring properties; however, this is already the case as Nr 13 is two storeys and Nr 10 is single storey in height. Distant views to the north of the site are best to ascertain the context of the site, however, from this view the variety of heights and styles of properties along the quayside only support the view that the proposal would be an appropriate from of development in terms of appearance and size.

6.5 Whilst the proposal would increase the height and mass of the property, it is not considered the proposal would adversely affect the visual amenities of the street scene or the individual property and would therefore preserve the character and appearance of the Conservation Area.

6.6 It should be noted that the proposal involves the replacement of the existing windows, namely the first and second floor windows. The drawings indicate that these would be replaced with powder coated aluminium windows, 50/50 split at first floor level and 70/30 split at second floor to match existing. However, after discussion with the applicant they have advised that they would be happy for these windows to be 50/50 split, sliding sash widows. A condition should be attached which indicate that a further drawing showing these be submitted prior to any works commencing.

6.7 The alterations to the front ground floor shop facade are also considered acceptable and an improvement over the existing façade which is not beneficial to the individual property, street scene or Conservation Area.

6.8 All other material planning considerations which include parking provisions and impacts upon neighbouring amenities are considered acceptable.

7.0 RECOMMENDATION 7.1 It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), for the reason set out in this report, accordingly, it is recommended that the application be approved.

8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Division of the Department; and (e) The local authority in whose district the land the subject of the application is situated.

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Recommendation

Recommended Decision:

Permitted Date of Recommendation: 01.06.2015

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 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.

C 2. All new windows to the north east elevation at ground and first floors to the front elevation shall be powder coated aluminium, 50/50 split, double hung vertical sliding sashes, and shall be retained as such.

Reason: To ensure the satisfactory preservation of the Conservation Area.

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This approval relates to drawings reference numbers 01, 50 and 100 REV A received on 20th March 2015 and 30th April 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 : 04.06.2015

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed : Michael Gallagher.

Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management

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