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The site represents the curtilage of the premises in the lane between Mona Street and East Quay, Ramsey. The existing property is single storey with a lean-to styled roof.
The property has been zoned under The Ramsey Local Plan Order 1998 as being within an area of "Mixed Use"; the site is also within a Conservation Area.
The following previous planning applications are considered relevant in the assessment and determination of this application:- Change of use from bake house to hairdressers - 89/00725/C - APPROVED Use of premises as a bakery, warehouse to the rear of 9 Mona Street, Ramsey - 86/00628/C - APPROVED
The application seeks approval for the erection of a replacement two storey building to provide consultation rooms and storage. The proposed consultation rooms would be used for a chiropractic clinic. The first floor storage would be used in connection with the chiropractic clinic. The opening hours as indicated by the agents, would be the standard office hours of 9am till 5pm, and they assume the clinic would be run on an appointment basis.
Ramsey Commissioners have no objection, but make the following observation:-
"There should be included within any planning approval, if granted, a stipulation that the building should not be used at any time for residential purposes."
Highway Division:-
"Do not oppose due to the town centre location"
The Authority has received no privately written representations objecting to the application.
Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:-
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:
Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
Policy 6: New community health care facilities and extensions to existing facilities will be permitted provided that they: a) would not result in an over concentration of such uses in a particular area; b) would not have an unacceptable effect on the residential or prevailing character or amenity of the area; c) would be easily accessible; and d) would not have an unacceptable impact on the local highway network.
The Material Planning issues with this application are:-
The two issues of the proposal which might have the potential of impacting upon the surrounding properties relates to the height of the building and the use of the building.
Dealing with the proposed height and size of the building, the existing is a single storey building with a lean to roof. The proposal would be constructed on the same footprint and therefore have a width of 5.5 metres and a depth of 13.3 metres. The proposal is a two storey building with pitched roof which gives a ridge height of 7 metres.
From visiting the site and determining where neighbouring windows are located (see Plan 01) and what rooms the windows serve, it is considered there are a number of windows which would be possibly affected by the proposal. The first would be the 1st floor rear windows of Nr 14 Market Place East. There are a total of two windows, one serves a bedroom and the second serves a bathroom. It is considered, as the neighbouring windows would be 7 metres from the western elevation of the proposal, 10 metres away from the highest point of the roof (ridge level) and as neither of the windows serve primary habitable rooms (i.e. kitchen / living room); the proposal would not have any significant adverse impacts upon the residential amenities of this property, either through loss of light, overbearing impact and or loss of privacy.
Consideration has also been taken regarding the impact of the rear ground floor windows of this property (Nr 14 Market Place East), especially the bay window. However, due to the siting of the bay, the 2.2 metre high stone wall around the boundary of the property and as almost half the bay window is already blocked by the rear single storey annex of the property, the impact of the proposal would not be significant.
Other residential properties in the area, namely 11 Mona Street and 9 Mona Street, it is considered would not be adverse affected, due to the 2.5 metre high walls which run along their rear
boundaries. These would screen the majority, if not all, of the extension from there ground floor windows, due to the closeness the windows are to the boundary wall. Additionally the only rear first floor window in either of the properties is a bathroom window for 11 Mona Street. Again a bathroom window is not regarded as a primary habitable room.
All other windows which would be potential affected by the proposal all serve none-residential properties i.e. the Royal Hotel Pub, storage buildings, or a restaurant (Shipdesign House).
Regarding the use, and the potential impact upon the surrounding properties, the proposal would operate during normal office working hours on an appointment basis; it is within an area zoned as mixed use and is within Ramsey Town centre. It is therefore considered, the proposed use would not have any adverse impacts upon the surrounding properties.
As indicated by the Highway Division the site is within a Town Centre location, and therefore the unit has a number of public car parking spaces (disc zone) available to use, in very close proximity ( 25 metres away). There are also a number of disc zoning parking spaces along the Quay side. Additionally, the public transport links are close by due to the site being within a minute walk of a bus stop or a few minutes walk to Ramsey Bus Station.
The existing building does not add to the character of the Conservation Area, and whilst the proposal is larger, the proposed deign is more in keeping with the Conservation Area and would enhance the area. Albeit, the proposal would not be seen from East Quay or Mona Street, given it is central location within the surrounding properties, all of which are significantly higher than what is proposed.
The Conservation Officer has also considered the application and has no objection.
Overall, it is considered the proposal would be acceptable for the reasons given previously within this report. Accordingly, the proposal would be appropriate in this location and therefore the application is recommended for an approval
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Ramsey Commissioners Highways Division
Recommended Decision: Permitted
Date of Recommendation: 28.10.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 erection of replacement two storey building to provide consultation rooms and storage as proposed in the submitted documents and drawing 07 0292/3 all received on 23rd June 2008.
C 3. The external finishes of the extension must match those of the existing building in all respects. C 4. The roof(s) must be finished in dark natural slate. C 5. No advertisement matter of any description shall be exhibited on these premises without the PRIOR written permission of the Planning Authority.
C 6. The use hereby permitted shall not be open to customers outside 0900-1700 hours on Mondays to Saturdays. The use hereby permitted shall not be open on Sundays and Bank Holidays.
C 7. Approval is granted for the use of the first floor for storage only in association with the chiropractic clinic.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : Signed : Senior Planning Officer
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