11 June 2008 · Delegated - Senior Planning Officer Mrs F Mullen
Shop & Garage, Tower Road, Ramsey, Isle Of Man, IM8 2ea
The proposal involves converting two existing lock-up garages off Tower Road in Ramsey into two self-contained offices for ancillary use supporting the neighbouring commercial taxi business and garage. The application was made retrospectively after the works were completed.
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The officer noted the site is within a mixed-use town centre area under the Ramsey Local Plan, where office uses are supported by Policy R/I/P5 and R/TC/P10, and Strategic Plan Business Policy 7.
Policy R/I/P5
Permits new office uses in Town Centre (Policy R/TC/P4) and Mooragh Promenade area. Officer assessed the site as within mixed-use town centre designation, finding conversion accords in principle with this policy.
Policy R/TC/P10
Requires town centre parking standards for offices at 1 space per 50 sq.m nett, with discretion possible for site constraints. Officer acknowledged conflict from parking loss but justified relaxation due to ancillary use and existing parking on adjoining site.
Business Policy 7
New office floorspace should be in town/village centres on zoned land. Site zoning and town centre location satisfied this, with no need for exceptions.
Business Policy 8
New offices should respect scale/character and provide parking per Appendix 7. Small-scale conversion respected character; parking relaxed per Appendix exceptions.
Transport Policy 7
Requires parking per current standards. Officer weighed against ancillary use/small scale, concluding no unacceptable on-street parking.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the location plan, site plan, floor plans and photographs date stamped the 27th February 2008.
Ancillary use only
The offices hereby permitted by this approval shall only be used ancillary to the operation of the adjoining commercial taxi business and garage.
No objection subject to condition that offices only be used in conjunction with the adjoining business and not sub-let or used for other purposes
Recommend installation of mains wired interconnected smoke detectors
Ramsey Town Commissioners have no objection but request a condition restricting office use to the adjoining business; Highways Division objects due to loss of off-street parking; Fire and Rescue recommend smoke detection installation.
Key concern: removes off street parking for existing use by the creation of offices. It does not provide parking facilities
Ramsey Town Commissioners
Conditional No Objectionwhilst they had no objection to the proposal, they made the following observation; the offices must only be used in conjunction with the adjoining business and should not be sub-let or otherwise used for other business purposes
Conditions requested: Should approval be granted in respect of this application, a Condition should be placed upon such approval that the offices must only be used in conjunction with the adjoining business and should not be sub-let or otherwise used for other business purposes.
Highways Division
ObjectionObjection; This proposal removes off street parking for existing use by the creation of offices. It does not provide parking facilities.
Isle of Man Fire and Rescue Service
No ObjectionThe installation of mains wired, interconnected domestic smoke detection conforming to BS 5446: Part 1: 2000, and installed to conform with BS 5839: Part 6: 1995, is recommended in accordance with Section 1 of the Building Regulations 2000 - Approved Document B.
Conditions requested: The installation of mains wired, interconnected domestic smoke detection conforming to BS 5446: Part 1: 2000, and installed to conform with BS 5839: Part 6: 1995, is recommended in accordance with Section 1 of the Building Regulations 2000 - Approved Document B.
