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Application No.: 08/00204/B Applicant: Mr M P Webb Proposal: Alterations to ground floor to create two flats and installation of replacement windows and doors Site Address: Bay View Brookhill Road Ramsey Isle Of Man IM8 2HX Considerations Case Officer : Mr Chris Balmer Photo Taken: 28/04/08 Site Visit: 28/04/08 Expected Decision Level: Delegated Decision Senior DC Officer Written Representations Consultations Consultee : Highways Division Notes : Objection Consultee : Clerk To The Commissioners Notes : Object Consultee : Chief Environmental Health Officer Notes : Comments received Consultee : IOM Water Authority Notes : Note received Consultee : Chief Fire Officer Notes : Note received 09.04.08 Same comments for amended plans Consultee : Manx Electricity Authority Notes : Note received
29 April 2008 08/00204/B Page 1 of 5
SITE
The site represents the residential curtilage of Bay View, Brookhill Road, Ramsey, which is part of a row of three storey terraced properties. The site is located on the southern side of the Brookhill Road.
The application site is within an area recognised as being an area of 'white land' not zoned for development under the Ramsey Local Plan Order 1998. The site is not within a Conservation Area, nor is the site within an area zoned as High Landscape or Coastal Value and Scenic Significance.
The Isle of Man Strategic Plan (June 2007) - General Policy 3 & Housing Policy 11 PLANNING HISTORY There are no previous planning applications which are considered relevant in the assessment and determination of this application.
PROPOSAL
The application seeks approval for alterations to ground floor to create two flats and installation of replacement windows and doors.
REPRSENTATIONS
Ramsey Parish Commissioners have objected to the application on the following ground:-
Whilst there is no objection to the replacement windows and doors, the Commissioners wish to object to the part of the application which relates to the creation of two flats to the existing ground floor. This would result in the loss of access to the rear yard and bin storage for the existing flat occupants.
Highways Division:-
Do not oppose
The IOM Water Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The Manx Electricity Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The Chief Fire Officer makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The Chief Environmental Health Officer makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The Authority has received no privately written representations objecting to the application.
As the application site is zoned as being within an area zoned as "white land" and land not zoned for development the following Planning Policies need consideration.
Housing Policy 17: 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
29 April 2008
Turning to the replacement windows and doors, the existing are mixtures of timber sliding sash & top opening casements, the proposed windows are UPVC casement windows. It is considered the proposals are un-objectable given the site is not within a Conservation Area nor is the building is a Registered Building.
Taking Housing Policy 17 paragraph (a) into consideration the proposal does provide bin storage to the rear of the application site, flat 2 has direct access via the rear yard area, whilst flat 1 would require the occupant to walk a very short distance round to the rear of the application site. Space is available to the front yard area for bin storage, however, after discussion with the applicant it was considered it would be beneficial to the visual amenity of the street scene if the bin was to the rear of the building as existing. The distance to the bin storage and the time required to take rubbish from a flat to the bins/storage would be less than the majority of new apartment blocks which have been built throughout the Island in recent times.
Regarding amenity space, flat 1 has access to the front yard area, and flat 2 would have amenity space to the rear yard. Both of these areas are considered to be acceptable, particularly as the majority of flats do not have any external amenity space.
Car parking on the site, would be possible, but this would result in the rear yard being turning into off road parking provisions, which would have a detrimental impact upon the residential amenity of the occupants of the building. In this case, it is considered, as in most cases more recently, where applications proposal the conversion of large buildings into separate flats, parking provisions on site have not been required. This site does benefit from a number of on-road parking spaces along the adjacent public highway Brookhill Road. The road seems to have a low amount of through traffic, which is mostly likely because it is only used by residents who occupy neighbouring properties. For this reason there are no parking restrictions on either side of the road. Additionally the site is only a short walking distance away from Ramsey Town Centre and the bus station, which gives transport coverage to the whole Island. The Highway Division have no objection.
Turning to paragraph (b) flat 1 has views over Ramsey Bay and east Ramsey, which is a clear and very pleasant outlook, whilst flat 2 has an outlook over the rear yard. Whilst the rear yard currently is mostly hardstanding, there is the opportunity to landscape the area to provide a more attractive area and therefore beneficial to the occupant of the flat.
For these reasons the proposals would seem appropriate in these locations and therefore it is recommended the application for an approval.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
29 April 2008
Recommended Decision: Permitted
Date of Recommendation: 29.04.2008
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the alterations and conversions as proposed in the submitted documents and drawings 00204/1, 00204/2, Drawing 1, Drawing 3, Drawing 4, Ground Floor REV A and Right Elevation REV A received on 4th February 2008 and 20th March 2008.
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.
Should the applicant require any further advice in relation to the Regulations it is recommended they contact the Environmental/Public Health Unit on 685894.
For a change in the supply to a premises (domestic or commercial) the applicant should contact the IoMWA Byelaws Inspector (Michael Karran), tel. 69 59 57
There are Underground Cables/Overhead Lines present in the area indicated in your Planning Application. Please contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site.
Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6.
This application falls within the scope of the Fire Precautions (Flats) Regulations 1996. The submitted plans do not comply with the required standard of fire safety. It is recommended that the applicant consults with the flats inspection team at the Fire Safety Department to discuss compliance details.
29 April 2008
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : ..... 7/5/58 ..... S
Signed : ..... Mrs F Mullen Senior Planning Officer
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