Officer Planning Report Recommendation

Planning Report And Recommendations {{table:323591}} ### Considerations {{table:323586}} ### Written Representations ### Consultations {{table:323587}} {{table:323588}} {{table:323589}} {{table:323590}}

Officer's Report

Site

The application site forms the curtilage of 9 East Street, Ramsey, which is a three storey traditional terraced property which is located on the western side of East Street and north of Parliament Street.

Proposal

The application seeks approval for the Creation of two apartments from an existing single apartment.

Land Use Zoing / Planning Policies

The application site is within an area recognised as being an area of ‘Mixed Use’, under the Ramsey Local Plan. The site is within Ramsey Conservation Area.

The following policies are therefore considered relevant in the consideration of this application:

• Ramsey local Plan 1998 – Planning Circular 2/99; and
• The Isle of Man Strategic Plan (20th June 2007) - General Policy 2

Due to the zoning of the site the following policies are relevant for consideration:-

"General

Policy 2: 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

"Environment

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."

"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 management strategy for the area."

PLANNING HISTORY There following previous planning application is considered relevant in the assessment and determination of this application:- Change of use from office accommodation to residential maisonette - 93/00503/C – APPROVED REPRESENTATIONS The Planning Authority has received no privately written representations objecting to the proposal.

ASSESSMENT

The site is within and area zoned as mixed use within the town centre. Additionally Policy R/TC/P3 upper floors, indicates that development within the upper floors would be encouraged. Therefore the principle of residential development is acceptable.

The next issue relates to the level of residential amenities for future occupants of the flats. As with all conversions of buildings to flats, they must comply with Housing Policy 17.

The outlook from the primary habitable rooms would be clear and pleasant views over the green space next to the Stanley Pub (planning permission exists for a hotel on this site), whilst views, albeit angled views would be possible towards the harbour.

The size of the apartments is acceptable providing a two bedroom units with a lounge/kitchen areas and a bathroom.

Refuse storage would be located to the rear of the property, via a rear lane which access onto West Quay.

In terms of parking provision no on-site parking can be provided. However, a number of similar development have been recently permitted in the area, namely along Parliament Street, none of which had any on-site parking provision.

Furthermore, there are a number of public car parking spaces in close vicinity, as well as a number on-street parking (Parliament St & Quayside). Also the units would be within the centre of Ramsey Town, which benefits from public transport links to the whole Island.

The Highway Division have considered the scheme and the potential impact upon on-street parking and have no objection.

As the site is within a Conservation Area, Environment Policy 35 is relevant for consideration. This policy states that development will only be permitted which would preserve or enhance the character or appearance of the Area. No external alterations are proposed therefore the proposal would have no impact upon the Conservation Area.

Recommendation

In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the proposed development would be acceptable to the Isle of Man Strategic Plan (June 2007).

Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Ramsey Commissioners

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 18.05.2011

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 creation of two apartments from an existing single apartment as proposed in the submitted documents and drawing 027/PL01 all received on 11th April 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control / Senior Planning Officer.

Decision Made : Permitted Date : 23/5/11

Signed : [Handwritten signature] Michael Gallagher Director of Planning and Building Control (Delete as appropriate)

Jennifer Chance Senior Planning Officer