39912

==== PAGE 1 ====

                                                 15/00670/B
                                 Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/00670/B Applicant : The Co-operative Group Proposal : Alterations including replacement air conditioning units and amendments to rear goods entrance Site Address : Co-op Supermarket 75 Parliament Street Ramsey Isle Of Man IM8 1AQ

Case Officer : Mr Chris Balmer Photo Taken :

Site Visit :

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;

==== PAGE 2 ====

                                                 15/00670/B
                                 Page  2  of  4

(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 The previous planning applications are considered relevant in the assessment and determination of this application:

3.3 Erection of illuminated and non-illuminated advertising signage - 15/00550/D - PENDING CONSIDERATION.

3.4 Rebuilding of store wall to rear elevation - 15/00093/B - APPROVED

3.5 Roofing works to premises - 10/01768/B - APPROVED

3.6 Installation of illuminated signage - 08/00521/D - APPROVED

3.7 Installation of replacement air conditioning plant with support to rear elevation - 09/00571/B - WITHDRAWN

3.8 Erection of shop signs - 01/00273/D - APPROVED

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

4.0 PROPOSAL 4.1 The application seeks approval for the alterations including replacement air conditioning units and amendments to rear goods entrance.

5.0 REPRESENTATIONS 5.1 The owners/occupiers of 36 Groudle Road, Onchan (owners of 73 Parliament Street, Ramsey) makes no comments regarding the air conditioning units or amendments to rear goods entrance, but comments over concerns of the drainage of the site, specifically the rainwater which has caused a number of drainage issues for a number of years.

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 air conditioning units would essential be in the same position, size, height and finish the works are unobjectable. The alteration of the door and windows arrangements also raises no concerns. Arguably the proposal will be a visual improvement to the area and individual building.

6.3 In relation of concerns relating to the rainwater drainage of the site, this is a Civil matter between the relevant parties. This application only deals with the air conditioning units and the amendments to rear goods entrance.

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 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:

==== PAGE 3 ====

                                                 15/00670/B
                                 Page  3  of  4

(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.

8.2 In accordance with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application 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 owners/occupiers of 36 Groudle Road, Onchan (owners of 73 Parliament Street, Ramsey)

"With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order".

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 15.07.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions

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.

--

This approval relates to drawings reference numbers 2852-1, 2852-3 and 2852-3 all received on 16th June 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.

==== PAGE 4 ====

                                                 15/00670/B
                                 Page  4  of  4

Decision Made : Permitted Date : 16.07.2015

Determining officer

Signed :...M GALLAGHER... Michael Gallagher

Director of Planning and Building Control