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15/00699/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00699/B Applicant : John William Cowley Proposal : Alterations to building including replacement shop front, windows and roof work, creation of self-contained apartment and removal of chimney stack Site Address : 80 Parliament Street Ramsey Isle Of Man IM8 1AQ
Case Officer : Mr Edmond Riley Photo Taken : 09.07.2015 Site Visit : 09.07.2015 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is the curtilage of a three-storey, end-of-terrace building located to the western end of Parliament Street, in Ramsey, which sits quite prominently around the edge of Parliament Square. Also included is a two-storey outbuilding to the rear of the site and which has access onto a rear lane running parallel between Parliament and Taubman Streets. Edged blue on the submitted site plan is a unit within the parade of one-storey shops sitting to the west.
1.2 Number 80 itself is currently operating as a retail outlet at ground floor level and appears to have been used as, or is in use as, office and residential on the two floors above. The outbuilding, meanwhile, is shown to be in storage use, although it is not known with what this storage is connected.
2.0 THE PROPOSAL
2.1 Full planning approval is sought for the conversion of the upper two storeys into independent residential flats along with various aesthetic changes to both number 80 and the outbuilding.
2.2 Each flat would have two bedrooms, one bathroom and a kitchen/diner, and each would measure roughly 65sqm. They would have similar floorplans. One new window, to serve the proposed bathroom, would be installed in the rear elevation on the first floor, while there would be four pairs of French doors installed on the first and second floors to the side elevation, sat behind Juliet balconies. These would serve one bedroom and the lounge/kitchen for each flat.
2.3 Also indicated is a parking area for one car; this already exists but is intended to be allocated to one of the residential units.
2.4 Aesthetic changes are proposed to the storage building, which would have a triple floor-to-ceiling glazing unit installed, again behind a Juliet balcony. To the ground floor a larger garage door would be installed along with timber-effect cladding throughout the entire ground floor to surround that garage door.
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15/00699/B
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2.5 A bin store is proposed; details are limited, but it would be located adjacent the rear access lane, where it was evident from the site visit that this is where wheelie bins are kept for this and most (if not all) other properties on these two streets.
2.6 The existing chimney stack is proposed for removal but the accompanying Planning Statement indicates that this will be retained if, during the works, it is found to be successfully repaired.
2.7 Finally, a replacement shopfront is also proposed, which would primarily involve the insertion of a pair of top-opening casement window frames in place of the existing picture window. No change to the advertising signage is shown.
2.8 The existing hood moulding features would be retained, while the new French doors would have render band surrounds; the Juliet balconies would apparently be formed of railings.
2.9 Various repair works are also intended but these would probably fall under the definition of 'maintenance' and so would not require planning approval.
3.0 PLANNING HISTORY
3.1 The site has a relevant planning history. PA 08/00447/B sought and gained 'change of use' of the ground floor from retail to café. Prior to this, in 1996, PA 96/01298/C sought and gained 'change of use' of the first floor residential use to office accommodation, which appears from the submitted plans for the current application to have been implemented.
4.0 PLANNING STATUS AND POLICY
4.1 The site lies within an area zoned as 'Mixed Use - Town Centre' on the Ramsey Local Plan, which indicates an encouragement towards the use of floors above shops for residential uses under Policy R/R/P4. More detail on how to assess such applications is set out in Housing Policy 17 of the Strategic Plan. While it is noted that this policy refers to "residential areas", and the site itself is zoned as 'Mixed Use - Town Centre', it is considered entirely reasonable to have regard to this policy inasmuch as the area itself does have a good level of residential development already.
"The conversion of buildings into flats will generally be permitted in residential areas provided that:
(a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking; (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms and (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area."
4.2 Also relevant in considering the external changes and what is meant by 'general amenity' is General Policy 2, which states in part: "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:
(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; (g) does not affect adversely the amenity of local residents or the character of the locality;
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15/00699/B
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(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; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan".
4.3 Though the site is neither within a Conservation Area and nor does it contain any Registered Buildings, there is a group Registration of a terrace to the northeast on Parliament Street.
5.0 REPRESENTATIONS
5.1 No comments have been received at the time of writing (21st July 2015).
6.0 ASSESSMENT
6.1 80 Parliament Street is both prominent and looking a little tired. Proposals for renovation will therefore be looked upon favourably. In considering the aesthetic changes, these are all considered likely to improve the appearance of the building. The use of railings on the Juliet balconies to pick up the adjacent Town Hall is especially welcome, while the reinvigoration of the building as a whole through repairing and painting the hood moulds along with the use of timber cladding is considered to be a very acceptable approach.
6.2 The loss of the chimney stack is perhaps slightly unfortunate, but it is noted that efforts will be made to retain it if at all possible; this, too, is welcome. The chimney does not provide an especially important feature on the building and nor is the building set within a row of other buildings with such robust stacks. It is considered that a refusal on this ground alone would not be appropriate.
6.3 The use of the upper floors for residential use is similarly considered appropriate in principle. The site is within easy reach of shops, services, amenities and jobs and is therefore a sustainable location for a new residential development. The proposal would make effective use of previously developed land, and would also add to the vitality of the town centre. The site is therefore considered to be an acceptable location in principle for residential accommodation.
6.4 In considering HP17, it is considered that the provision of additional windows would, along a sizeable internal floorspace, provide sufficient amenity space and a very good outlook towards North Barrule and Sky Hill. There are no 'bad neighbour' uses in the immediate vicinity, with perhaps the uses most likely to cause a nuisance being the public houses west of Parliament Square; these are, however, sufficient distance away to ensure that any impact on living conditions will be limited to closing time rather than continual disturbances.
6.5 Perhaps the key issue here is that of parking. A recent application at 54 Parliament Street (PA 14/00745/B) to convert a three-storey dwelling above a shop to three self- contained flats was refused on grounds of the loss of physical features of the building and also the limited floorspace that would be offered future occupants. This decision was overturned at appeal, with no mention of parking issues. The officer commented as follows:
"No specific parking is to be allocated for the development. The requirement, in considering the Strategic Plan standard, would be for three parking spaces; it is noted that the previous application, which was approved, comprised of one no. 1-bed flat and one no. 2-bed flat, which also required the provision of 3 car parking spaces. Given that the requirement from the current proposal would be identical to that previously-approved, and also taking into
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15/00699/B
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account the central and sustainable location of the site with good access to shops, services, amenities, public car parks and public transport, it is considered acceptable that the proposal provides no specific parking. It is therefore judged that an objection on this basis could not be sustained."
6.6 It is considered that a similar approach should be taken here. The site is even better located with respect public transport than is 54 Parliament Street in that it is nearer to the bus station and bus routes, and would also provide fewer flats and a greater number of parking spaces (albeit only one). A condition tying the one proposed parking space to the residential accommodation would be appropriate in this case, and this is considered to make the application acceptable in respect of parts (h) and (i) of General Policy 2 - it is also noted that HP17 only requires car parking where it is "practical" to do so.
6.7 The proposal would not have any materially harmful impact on the other uses in the area through noise or disturbance - all of which, in any case, are not attached to where the new residential uses would sit. While it is possible that the installation of French windows on the western elevation could prevent future taller buildings being situated next door, this is considered to be a minor issue in the context of the overall benefits the scheme is considered likely to bring, and any serious weight applied to this issue would be highly premature. The proposal therefore also complies with part (k) of GP2.
6.8 It is understood that there may in future be an application to convert the outbuilding to a residential unit itself. This is a matter for a future application to assess, but any such application would need to demonstrate adequate levels of amenity for future occupiers. This may be more difficult than with respect to the proposed flats in number 80 itself given the outbuilding's lower level, smaller size and position nearby a rear access lane. However, and again, to object to the proposal on this ground in the context of part (k) of GP2 would also be premature. The improvement in the appearance of the outbuilding is therefore welcomed.
7.0 RECOMMENDATION
7.1 In view of the favourable findings on the key issues, it is considered that the application should be approved. A condition in respect of the provision of the parking space is recommended.
8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
o The applicant, or if there is one, the applicant's agent; o 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, and o The local authority in whose district the land the subject of the application is situated.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.07.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
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15/00699/B
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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.
C 2. On Plan JC 08, the area marked "store" and which is accessed via the new garage door shall at all times be made available for the parking of private motor car(s). No occupation of the residential dwellings hereby approved shall take place until this area is made available for such use.
Reason: To provide adequate off-street parking.
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The development hereby approved relates to the following plans, all date-stamped as having been received 22nd June 2015: JC 01, JC 02, JC 03, JC 04, JC 05, JC 06, JC 07 and JC 08.
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 : 24.07.2015
Determining officer
Signed :...M GALLAGHER...
Michael Gallagher
Director of Planning and Building Control
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