Officer Planning Report

Planning Report And Recommendations {{table:204120}} {{table:204121}} {{table:204122}} {{table:204123}} ### Considerations ### Written Representations ### Consultations

Officer's Report

Site

The site represents the curtilage of the premises of Ye Old Royal Oak, Market Place East, Ramsey. The existing property is two storey attached property locate don a corner plot, with Market Place to the west of the site.

Land Use Zoning / Planning Policy

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.

• Ramsey Local Plan Order 1998
• Isle of Man Strategic Plan 2007

Planning History

There are a number of previous planning applications for this site, however it is considered none are relevant in the assessment and determination of this application

Proposal

The application seeks approval for the creation of double doors from existing bow window and re rendering of rear and side elevations.

Representations

Ramsey Commissioners:- “No objection.”

The Authority has received no privately written representations objecting to the application. Assessment / Recommendation Due to the site location, zoning and the type of proposal, 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.

The existing bay window which is proposed to be replaced is in a poor state of repair and does not preserve or enhance the character or appearance of the property or that of the Conservation Area. The proposed replacement would be beneficial to the appearance of the building and the proposed render walls will vastly improve the appearance of the property.

The Conservation Officer has also considered the application and has no objection.

Recommendation

Overall, it is considered the proposal would be acceptable for the reasons given previously within this report. Accordingly, the proposals would be appropriate in these locations and therefore the application is recommended for an approval

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 Highways Division

Recommendation

Recommended Decision: Permitted Date of Recommendation: 05.02.2009

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 the creation of double doors from existing bow window and re rendering of rear and side elevations as proposed in the submitted documents and drawing 08 0478/1 all received on 23rd December 2008.

I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.

Planning Committee

Decision Made : Permitted Date : 16/02/09

Signed : Acting Senior Planning Officer