DEC Officer Report

Application No.: 21/00079/B Applicant: Mr Mark Lickley Proposal: Proposed external air conditioning condenser and edge protection rails on the flat roof to the rear of the property Site Address: Lloyds Bank 71 Parliament Street Ramsey Isle Of Man IM8 1AN Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.03.2021 _________________________________________________________________

Conditions and Notes for Approval

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

It is recommended that the planning application would have no significant impacts upon public or private amenities and therefore comply with General Policy 2 and Environment Policy 22 of the IOMSP.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 8th February 2021. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 APPLICATION SITE - 1.1 The application site is Lloyds Bank, 71 Parliament Street , Ramsey which is a three storey building end terrace property, located on a corner plot with Parliament Street and Christian Street. To the rear of the building is a single storey flat roof garage.

- 2.0 THE PROPOSAL

2.1 The application seeks planning permission for a external air conditioning condenser and edge protection rails on the flat roof to the rear of the property.

3.0 PLANNING HISTORY - 3.1 There are a number of planning applications associated with this site; however, none are considered especially relevant in the determination of this application.

4.0 PLANNING POLICY - 4.1 The Ramsey Local Plan 1998 identifies the site as being within an Area of "Town CentreMixed Use" . The site is not within a Conservation Area. - 4.2 The following policies in the Isle of Man Strategic Plan 2016 are considered relevant. - 4.3 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;
• (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."

4.4 Environment Policy 22 states: "Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of:

• i) pollution of sea, surface water or groundwater;
• ii) emissions of airborne pollutants; and
• iii) vibration, odour, noise or light pollution."

5.0 REPRESENTATIONS - 5.1 Rasmey Commissioners have no objection (22.02.2021). - 5.2 Highway Services comment (23.02.2021): After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking. The Applicant is advised that a licence may be necessary for the positioning of equipment and materials in the highway.

6.0 ASSESSMENT - 6.1 The principle issues with this application are the potential visual impact and impact upon neighbouring properties. Potential visual impact

6.2 The proposal will have little visual impact within the street scene, given the adjacent single storey garage would screen views of the unit from the street scene. Possible more distant views maybe achievable, albeit distant and not significant. The proposal is considered acceptable from this respect. Impact upon neighbouring properties - 6.3 The proposal is set adjacent to the heating system unit/flue and begin located to the rear of the gable wall (away from neighbouring properties) it is not considered the proposal would give raise to any impact upon neighbouring residential amenities. It is noted that the properties in the immediate facility appear to be non-residential.

7.0 CONCLUSION - 7.1 It is recommended that the planning application would have no significant impacts upon public or private amenities and therefore comply with General Policy 2 and Environment Policy 22 of the IOMSP and therefor the application is recommended for an approval.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 12.03.2021 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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