Officer Planning Report Recommendations

Planning Report And Recommendations {{table:200982}} ### Considerations {{table:200980}} ### Written Representations ### Consultations {{table:200981}}

Officer's Report

THE APPLICATION SITE AND PROPOSED DEVELOPMENT

The application site comprises the residential curtilage of a property that is located on the corner of Taubman Street and Queens Pier Road in Ramsey.

The proposed development comprises of the extension of the property to form additional habitable accommodation and a hair salon.

Planning History

The application site has been the subject of one previous planning application that is considered specifically material to the assessment of this current planning application:

Planning application 08/01265/B sought approval for alterations and extensions to provide hair salon and living accommodation. This previous planning application was considered and refused on the 10th September 2008, with the refusal decision notice issued on the 10th September 2008.

Representations

Ramsey Town Commissioners have no objection to the planning application.

The Department of Transport Highways Division do not oppose the planning application.

Planning Policy

In terms of land use planning, the application site is located within a wider area of land that is designated as mixed use (town centre) under the Ramsey Local Plan Order 1998. There are no policies within Planning Circular 2/99, which constitutes the written statement to be read in conjunction with the local plan, that are considered specifically material to the assessment of the planning application.

In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of the current planning application. General Policy 2 states:

"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."

Assessment

The planning application seeks approval for the extension of the existing property to provide additional habitable accommodation and create a hair salon.

The design of the proposed alterations and extensions to the dwelling is unchanged from that proposed by previous planning application 08/01265/B. As concluded previously, the proposed hair salon use accords with the land use designation and its position, away from the neighbouring residential property, should not unduly affect residential amenity. The overall design of the proposed extension is considered to be in keeping with the existing dwelling and surrounding area.

The previous planning application was refused on the grounds that it resulted in the loss of existing on-site car parking and did not provide any new on-site car parking. This current planning application includes a new on-site car parking space that is accessed from the rear lane. Following discussions with the applicant's agent it is apparent that the existing spaces within the workshops are not readily accessible and therefore of limited use in terms of on-site car parking. As such, the development proposed by the current planning application actually results in the creation of on-site car parking as opposed to the loss of on-site car parking. Taking this into account and the location of the application site on the edge of the town centre it is considered that the car parking provision is acceptable.

It is recommended that the planning application be approved.

Party Status

It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Ramsey Town Commissioners; and The Department of Transport Highways Division.

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	12.01.2009

opposed to the loss of on-site car parking. Taking this into account and the location of the application site on the edge of the town centre it is considered that the car parking provision is acceptable.

It is recommended that the planning application be approved.

It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Ramsey Town Commissioners; and The Department of Transport Highways Division.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 12.01.2009

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 drawing no.s 364-01 and 364.03 date stamped the 22nd October 2008.

C 3. Prior to the commencement of the construction of the extension to the dwelling the car parking space shown on drawing no. 364.03 must be set out and capable of use. The space shall not be used subsequently for any purpose other than for car parking.

I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date: 18/1/07 Signed: [Handwritten signature] Senior Planning Officer