**Document:** Officer Report Duplicate **Application:** 09/02070/B — Alterations and erection of an extension **Decision:** Permitted **Decision Date:** 2010-03-04 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/64347-lezayre-coastguard-station-queens-promenade-alteration-extension/documents/1152991 --- # Officer Report Duplicate **Application No.:** ** 09/02070/B ** **Applicant:** ** Mr & Mrs Michael Shute ** **Proposal:** ** Alterations and erection of an extension ** **Site Address:** ** Old Coastguard Station, Queens Promenade, Ramsey, Isle Of Man ### Considerations **Case Officer:** Mr Chris Balmer ** **Photo Taken:** ** 02/02/10 ** **Site Visit:** ** 02/02/10 ** **Expected Decision Level:** ** Delegation ### Written Representations ### Consultations **Consultee:** Highways Division **Notes:** Objection **Consultee:** Clerk To The Commissioners **Notes:** No objection **Consultee:** Mr P S Harrison **Notes:** Comments received ### Officer's Report #### The Site The application site represents the curtilage of Old Coastguard Station, Queens Promenade, Ramsey which is currently a three storey building. The property is situated to the north of South Promenade and Neptune Street. #### Planning Status The application site is located within an area of "Mixed Use – Town Centre" and within the "Conservation Area" on the Ramsey South Local Plan, 1998. 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) Due to the zoning of the site the following policy is relevant for consideration:- "General 1 March 2010 09/02070/B Page 1 of 4 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; - (I) 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." ## Planning History The following application should be considered in the assessment and determination of this application: Alterations and upgrading - 89/01855/B - APPROVED ### The Proposal This application seeks approval for the alterations and erection of an extension. The alterations include:- - New rear window; - A side two storey extension (incorporating a cover over existing external stairs); and - Solar panel, satellite dish and air source heat pump installation to roof; ### Representations Ramsey Commissioners have no objection:- "Observation: It is noted that the proposed steps project in front wall of the existing building and therefore would appear to encroach on to land within the ownership of the Department of Transport. It is recommended therefore that the views of the Department of Transport Highways Division should be sought to determine acceptability of this possible encroachment as part of the overall proposal." Highways Division have objected:- "This proposal is building onto the Highway, permission to do this is not granted." The Drainage Division makes no comment on the merit of the proposed development but requests that an informative note be attached to any approval decision notice. The Authority has received no other privately written representations objecting to the application. ## Assessment The existing property was last used as a Coastguard Station which included an office. The applicant wishes to retain the existing use, but also to make alterations and improvements to the property. The site is within an area of mixed use, and therefore the principle of the site as an office is acceptable. The site is surrounded by warehouse buildings and therefore none of the proposals would have any adverse impacts upon the adjoining properties. The issue regarding the proposed new steps forward of the front elevation. The Highway Division have objected on the grounds that they own the land forward of the front elevation and will not give permission for the proposed works (steps). Ownership issues are not material planning concerns. If planning permission is granted, the applicant will still require permission from the land owner. The applicant is aware of this situation. The Conservation Office has considered the application and has no objection. Overall, the proposal would significantly improve the appearance of the existing property, which can only be of benefit to 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 parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: Ramsey Commissioners The Department of Transport Highways Division The Department of Transport Drainage Division ### Recommendation Recommended Decision: Permitted Date of Recommendation: 01.03.2010 ### 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 alterations and erection of an extension as proposed in the submitted documents and drawings 963 / 010,963 / 100,963 / 101,963 / 102 and 963 / 103, all received on 21st December 2009. N 1 . Whilst planning permission has been granted, permission is still required from the land owner (Department of Transport) to undertake the proposed step extension. N 2 . The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to the Department of Transport Drainage Division. All drainage works must conform to the requirements of the Department of Transport Drainage Division. All drainage works must conform to the requirements of the Department of Transport's "Manx Sewers for Adoption" and all necessary inspections/surveys (including CCTV) are to be carried out at the developer's expense. In accordance with the Sewerage Act 1999, a communication fee will be payable to the Department of Transport in respect of this property being connected (directly or indirectly) to the public drainage system. Note: Under section 4(3) of the Sewerage Act 1999 the applicant must give 21 days notice, in writing, to the Drainage Division, prior to making any communication to the public sewer. The applicant is therefore advised to contact the Development Control section of the Division to discuss this matter. N 3 . There must be No discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage act 1999. I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control) Decision Made : Permitted Date : Signed : M. I. McCauley Director of Planning and Building Control --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/64347-lezayre-coastguard-station-queens-promenade-alteration-extension/documents/1152991*