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                                      21/01320/C                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/01320/C Applicant : Mr Damian Martin Evans Proposal : Change of use from retail to betting shop Site Address : 3 Victoria Buildings Parliament Street Ramsey Isle Of Man IM8 1AX

Principal Planner: Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 02.12.2021 __

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.

C 2. The business carried out on the premises may only be operated between the hours of 1000 hours until 19:30 hours Monday to Friday, 10:00 hours until 18:00 hours on Saturdays and 1030 hours until 1730 hours on Sundays.

Reason: The times listed are those proposed and the application has been judged on this these only.

N 1. For the avoidance of doubt no approval is hereby given for any signage/vinyl signage, which would require approval under the Control of Advertisement Regulations (2013).

This application has been recommended for approval for the following reason. The proposed betting shop is considered to accord with both the Ramsey Local Plan and Strategic Plan policies which support the provision of a range of amenities and facilities within the town centres and is supported. Further the proposal would not result in any significant impacts upon public or private amenities.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 03.11.2021. __

Interested Person Status - Additional Persons None

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Officer’s Report

1.0 THE SITE 1.1 The site is the curtilage of an existing shop situated on the ground floor of an existing building on the southern side of Parliament Street between Christian Street and Tower Street. The building fronts onto Parliament Street and backs onto a rear lane which leads from a side lane between 37 and 39, Parliament Street. There is a studio on the floor above.

2.0 THE PROPOSAL 2.1 Proposed is the change of use of the ground floor space to betting shop.

2.2 The applicant explains that whilst in a flood risk area, Manx Utilities consider the current shop use a low flood risk and the proposed use similarly so. They consider that their intention to provide adequate insurance, have regular check ups with respect to dangerous weather or tide conditions - cancelling classes if this is imminent is sufficient to address the risk of flooding. They also have a clear emergency exit and emergency kit - torches, emergency contact details and first aid kit and any persons enrolled in the studio will be appraised of this. They refer to the building not having been flooded in the most recent tidal incidents, the flood water not reaching this side of the road and there is also a gentle ramp up to the entrance.

2.3 They explain that the betting shop will operative Mondays to Fridays between 1000hrs and 1930hrs; Saturday 1000hr till 1800hrs and Sunday 1030hrs till 1730hrs. They indicate all parking will be provided via on street parking.

3.0 PLANNING POLICY 3.1 The site lies within an area of Town Centre on the Ramsey Local Plan of 1998. The Written Statement explains that this area should be the focus of predominantly retail uses at ground floor with other uses carefully limited to ensure the vitality of the town centre. The Strategic Plan has no specific policies on betting shops but emphasises the important of supporting the vitality and viability of the town centres by preventing town centre uses outside these areas and preventing inappropriate uses in the town centre. This is referred to in Environment Policy 16 and Business Policy 5 amongst others. Sustainability is also a focus of the Strategic Plan:

"11.2.3 In order to help meet the environmental objectives contained within this plan, new development should where possible be located and planned so as to reduce the need for travel and encourage means of travel other than by private car, in particular walking, cycling, and public transport use. In general, such locations will be within or contiguous with existing built centres which are well served by public transport and which are within walking or cycling distance of the new development, and this will have the added benefit of strengthening the services, shops, employment opportunities and overall vitality of those centres."

3.2 General Policy 2 of the Strategic Plan sets out general standards of development with which all proposals should comply. This requires that development does not result in any adverse impact on the streetscene, on the living conditions of those in adjacent residential property and on highway safety.

4.0 REPRESENTATIONS 4.1 Highway Services raise no object (10.11.2021).

5.0 PLANNING HISTORY 5.1 The unit, with the accommodation above and beside to the east has been the subject of a number of applications for changes of use to a gymnasium, treatment rooms and tourist accommodation. Further last year approval was given for a Change of use application of the same ground floor unit from shop (class 1.1) to a yoga studio. It is presumed this was not taken up.

6.0 ASSESSMENT 6.1 The use of the existing shop as a facility which will attract customers into the town centre will be consistent with the Strategic and Local Plan policies which attempt to support the viability of

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the town as an attractive place to visit. The proposed use is therefore considered to be in accordance with the land use designation in the Ramsey Local Plan.

6.2 There are many opportunities for car parking in the town, including electric vehicle charging points. The town is also well served by buses and there is an electric tram service in the summer months. The shop is therefore not considered to have a detrimental impact on highway safety.

6.3 The betting shop is unlikely to result in disturbance to nearby residential properties, being on the ground floor and in amongst shops, bars and restaurants and considering the nature of the proposed used. However, given hours of operation have been indicated these should be conditioned. It is noted the previous Yoga Studio had longer hours of operation.

7.0 CONCLUSION 7.1 The proposed betting shop is considered to accord with both the Ramsey Local Plan and Strategic Plan policies which support the provision of a range of amenities and facilities within the town centres and is supported. Further the proposal would not result in any significant impacts upon public or private amenities. 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 : 03.12.2021

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.