Officer Planning Report Recommendations

Planning Report And Recommendations {{table:137118}} {{table:137119}} {{table:137120}} {{table:137121}} ### Considerations {{table:137122}} ### Written Representations ### Consultations {{table:137123}}

Officer's Report

Site

The property 4 Albert Street, Ramsey, is part of a row of three storey terraced (mid terrace) properties which are located on the northern side of Albert Street and west of the junction with Peel Street.

Land Use Zoning

The property has been zoned within the Onchan Local Plan Order 1998 as being within an area of Mixed Use / town centre; the site is not within a Conservation Area.

Relevant Planning History

Change of use of ground floor barbers to create one dwelling incorporating first floor accommodation (01/00721/C) - 4 Albert Street – approved.

Change of use of first & second floor stores to living accommodation (00/00867/C) - 4 Albert Street – approved. Conversion of former barbers to create offices, Ground Floor (99/01319/B) 4 Albert Street – approved. Change of use of former barber shop to hot food take away (00/01315/C) – refused on the following grounds:

• The use of the unit as a take-away food facility would result in short term parking within the double yellow lines on this part of Albert Street to the detriment of neighbouring residents and other highway users.
• The likely use of the premises late at night would result in unreasonable disturbance to neighbours primarily by virtue of noise.

Conversion of former barbers to create tea shop (98/02168/B) - 4 Albert Street - approved

Proposal

The application proposes the conversion of existing tea room into a self-contained flat with upgrading works to existing flats on upper floors.

Representations

Ramsey Town Commissioners have no objection.

Highways Division do not oppose:

• Appeal decisions identified use of the existing building takes precedence over additional on street parking. Note one apartment is proposed per floor.

Chief Fire Officer advises the applicant to consult with the Fire Safety department as the application falls within the scope of the IOM Fire Precautions Flats Regulations 1996.

BC Environmental Health EPS:

• The proposed flats must, on completion of the proposed works, comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations.

We have received no privately written representations objecting to the application.

Assessment / recommendation

Planning Circular 2/88 states that the size, layout, occupancy, etc., of flats are controlled by the Housing (Flats) Regulations. However, all flats should also have a good external environment, characterised by -

a) a pleasant, clear outlook, particularly from the principal room(s) of the flat; and b) access to external space for the purpose of clothes-drying, refuse storage, car-parking, and general amenity.

The proposed ground floor flat would seem to comply with Planning Circular 2/88 particularly due to the rear yard which has a side access to the Albert Street which would provide bin storage, clothes-

drying and external space. The large window on the front elevation of the property will provide a clear and pleasant outlook to the living room of the proposed flat whilst the bedroom and kitchen will have an outlook over the rear yard.

The site has no off street parking provisions and is unable to provide any. However there are a number of public car parks which surround the site which can be seen highlighted in the location plan submitted with the application.

For these reasons the proposals would seem appropriate in this location and therefore my recommendation is for an approval.

I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

• Department of Transport Highways Division
• Ramsey Town Commissioners
• Chief Fire Officer
• BC Environmental Health EPS

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 16.08.2006

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the submitted documents and drawing 5375/1 all received on 23rd June 2006.

C 3. The proposed flats must, on completion of the proposed works, comply with the requirements of the Housing (Flats) Regulations 1982 and be registered thereafter under the same Regulations.

N 1. PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.

I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date : 18/8/06

Signed : M. I. McCauley Director of Planning and Building Control