**Document:** Officer Planning Report Recommendation **Application:** 10/00235/B — Re-development of site to create ground floor commercial unit and two apartments **Decision:** Permitted **Decision Date:** 2010-12-03 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/35804-lezayre-1-market/documents/1347076 --- # Officer Planning Report Recommendation **Application No.:** ** 10/00235/B ** **Applicant:** ** Mr Artan Giummri ** **Proposal:** ** Re-development of site to create ground floor commercial unit and two apartments ** **Site Address:** ** 1 Market Hill, Ramsey, Isle Of Man, IM8 1JT ### Considerations **Case Officer:** Mr Chris Balmer ** **Photo Taken:** ** 29/03/10 ** **Site Visit:** ** 29/03/10 ** **Expected Decision Level:** ** Senior Planning Officer ### Written Representations ### Consultations **Consultee:** Highways Division **Notes:** Do not oppose **Consultee:** Clerk To The Commissioners **Notes:** No objection **Consultee:** Manx Electricity Authority **Notes:** see note 2 ### Officer's Report #### The Site The application site represents the curtilage of 1 Market Hill, Ramsey which is a parcel of undeveloped land, after the original building was demolished a number of years ago. The site is located on the southern side of Market Hill and east of the Court House. #### Planning Status 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 policy is 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; - (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." "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." ## Planning History The following application should be considered in the assessment and determination of this application:- Redevelopment of site, to create ground floor commercial unit and an apartment on each of two storeys above, with adjacent area for parking - 04/00795/B - APPROVED (Duration of consent extended to 25th August 2010) ### The Proposal This application seeks approval for the re-development of site to create ground floor commercial unit and two apartments. The proposal would result in a three storey building with a width of 9.6 metres, a total depth of 8.7 metres and a ridge height of 10.7 metres. The ground floor would be a commercial space, whilst the 1st and 2nd floors would each accommodate a single apartment. ### Representations Ramsey Commissioners:- "No objection" Highways Division have objected:- "Has no traffic management, parking or road safety implications." The Drainage Division (Water and Sewerage Authority) makes no comment on the merit of the proposed development but requests that an informative note be attached to any approval decision notice. The Manx Electricity Authority 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 proposal in terms of the principle of use would comply with the Ramsey Local Plan given the site is zoned as being within an area of mixed use. Further to this the site has a current extant planning application which includes the same uses as indicated within this new submission. Consequently the use of the proposed building would be acceptable. In terms of the appearance, the previous approved application (04/00795/B) a more contemporary design. This application, whilst slightly taller than the previous scheme, the massing and proportion is very similar. The main difference between the two applications is the proposed fenestration and elvational finishes. This new scheme at 1st and 2nd floor levels proposes traditional timber framed windows, compared with the previous scheme which had rectangular windows of a more contemporary design. The ground floor windows again would be of a more traditional style, given the large timber windows and timber fascia. The Conservation Officer has considered the application would be a more appropriate form of design and has no objection to the proposal. Overall, it is considered the proposal would result in no adverse impacts upon public or private amenities. The proposal would be more appropriate within the Conservation Area and would also be a more appropriate form of design compared to the previous approval and therefore beneficial to the street scene. The application drawings show timber windows, but do not specify the method of opening. After discussions with the applicant they have agreed the windows to be timber sliding sash windows. This is the preferred method of window design for the Planning Division and therefore is an acceptable. In terms of parking arrangement, the site cannot provide any onsite parking. However, the proposal is directly adjacent to two public car parks and substantial on street parking along Parliament Street and the Promenade. The previous approved scheme had no onsite parking and again relied solely on offsite parking. The Highway Division have no objection. ### Recommendation For these reasons the proposals are considered acceptable and it is recommended that the planning application be permitted. ### 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 Drainage Division (Water and Sewerage Authority) 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. It is considered that the following parties, who submitted comments, do not accord with the requirements of Planning Circular 1/06 and are therefore, are not afforded Interested Party Status: The Manx Electricity Authority Recommendation Recommended Decision: Permitted Date of Recommendation: 16.04.2010 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 re-development of site to create ground floor commercial unit and two apartments as proposed in the submitted documents and drawings (bw) as 01a, ae 01 a, ae 2, ae 3, (bw) ap 03 b, ap 04 and ap 05 all received on 25th February 2010, and cross section of the shop hours received 18 November 2010 C 3. The 1st and 2nd floor windows to the northern and eastern elevations are required to be timber sliding sash windows. 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. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : 30/11/10 Signed : ______________________________ Senior Planning Officer 16 April 2010 10/00235/B Page 4 of 4 --- *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/35804-lezayre-1-market/documents/1347076*