**Document:** Officer's Report 10/00585/A
**Application:** 10/00585/A — Approval in principle for the erection of a two storey watersports centre and boat store
**Decision:** Permitted
**Decision Date:** 2010-07-28
**Parish:** Lezayre
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/36193-lezayre-laureston-mooragh-promenade-shop-outline/documents/1351503

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# Officer's Report 10/00585/A

## Officer's Report

The application is before the Planning Committee as the proposal is contrary to the land use zoning of the site.

### Site

The site represents the curtilage of the site adjacent to Laureston, Mooragh Promenade, Ramsey, which is located on a corner plot with North Shore Road to the south and Mooragh Promenade to the east.

### Land Use Zoning / Planning Policy

The application site is within an area recognised as being an area of 'residential and office use', under the Ramsey Local Plan. The site is not within a Conservation Area.

- The Isle of Man Strategic Plan (20th June 2007)
- The Ramsey Local Plan - Planning Circular 2/99

As the site is located within an area residential/office use and due to the proposal the following policies are relevant:-

### "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; (1) 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."

Policy R/T/P4 of the Ramsey Local Plan "Individual proposals for recreation shall be considered on their merits subject, where appropriate, to the requirements of particular sports, proximity of residential areas and details of car parking and access."

### Planning History

The following previous planning application is considered relevant in the assessment and determination of this application:-

Approval in principle for construction of building containing self-contained apartments and car parking - 90/00322/A - APPROVED

Approval in principle to erect 9 self contained apartments - 89/00367/A - APPROVED

PROPOSAL The application seeks approval for the approval in principle for the erection of a two storey water sports centre and boat store.

This particular site has been proposed as the club have indicated that its position is idea for the Ramsey Rowing Club as they can access the foreshore and the sea easily due to the access point directly opposite the site, on the other side of the public highway.

REPRESENTATIONS
Ramsey Commissioners:-
"No objection"

The Highways Division of the Department of Transport have no objection

The Water and Sewerage Authority make no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.

The Manx Electricity Authority make no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.

The owners/occupiers of 206, 106, 505, Penthouse 1 Admirals Court, Mooragh Promenade, all object to the proposal which can be summarised as; area zoned for residential; design is out of keeping with existing Victorian facades; the proposal which includes bar, gym, kitchen, training and briefing area has no place in a residential area; drawings inadequate to assess properly; and parking concerns.

ASSESSMENT The application is an approval principle for the proposed use of the site only, and does not include any detailed designs or car parking layouts, although illustrative drawings have been submitted.

In terms of planning policies within the Strategic Plan there are none which directly relate to this type of proposal. However, the Strategic Plan (paragraph 10.3.4) does indicate that in future area plans should ensure that suitable provision is made for sport and recreation development across the island it is proposed that Area Plans should incorporate an assessment of sport and recreation need and provisions. This should include, where appropriate, water-based sport and recreation.

Further to this paragraph 6.7 of The Ramsey Local Plan indicates that; "For outdoor pursuits, the Mooragh Park and Promenade area, Bowling Clubs and the Golf Course are established as the major assets. The Local Plan encourages the further provision of facilities depending on the requirements of the particular sport proposed together with factors such as proximity to residential area, car parking and access (reference: Policy R/T/P4)."

In terms of design, siting and size these matters would be considered at any subsequent Reserved Matters Application. Whilst draft plans have been submitted as part of this application, they are only draft plans which indicate what facilities are proposed within the building.

However, the proposal does proposal a 'two storey' building and therefore consideration needs to be given to determine whether a two storey building would fit within this prominent corner position within the street scene.

To the north and west of the application site consists five and four storey properties, which form rows of terraces. The attached draft drawing whilst an attractive building and of a design which would be

1 July 2010 10/00585/A Submitted/blushme

associated with a water sport club, would not fit well within this site, given the size, massing, design and proportion of the neighbouring properties. Whilst this plan is a draft scheme, it is difficult to imagine any two storey building fitting within this site.

The use of the building as a rowing club also determines the type and design of the development, given large doors are required to enable the boats in and out of the building as well as the storage. Such proposals would result in a building appearing significant different to the traditional properties surrounding the site. If the application proposed a residential or office development, perhaps it would be easier to find a solution for developing the site to fit with the surrounding properties in terms of proportion, design and massing.

However, it is considered at this stage the application has not demonstrated that a two storey building on this site would respect the site and surroundings in terms of the siting, layout, scale, form, design and therefore have a detrimental impact upon the visual amenities of the street scene, contrary to General Policy 2 of the Isle of Man Strategic Plan. Consequently approval of this application with this major concern would not be appropriate.

The siting of the building has not been submitted in detail, and therefore parking and access arrangements cannot be determined at this stage. These matters would be determined at a Reserved Matters Application stage.

A further issue to consider with this application is whether the use of the site as proposed would be appropriate with the surround properties, which are made up of mainly residential properties.

The use of the site for a rowing club (storage of boats, changing rooms, toilet facilities) i.e. the ground floor of the proposal, is not considered in principle to have a major impact upon the residential amenities. These uses would not generate significant disturbances to local residents; especially given the club propose to use the site on Saturdays and Sundays between 9am and 2pm.

The main issue with the proposal, which is raised by residents is the use of the first floor for a bar, kitchen, club room and balcony. As indicated previously such concerns relate to noise and general disturbances, especially through noise during evenings/night periods. The club have indicated that the club will only operate on Saturdays and Sundays and that in the evenings will only operate between the hours of 6pm and 10pm.

It is difficult to assess the potential impact upon neighbouring amenities, until full details drawings and proposals of number etc have been submitted. However, at this stage and with what the applicants have proposed in terms of hours of operation it is considered such use on this scale, would not result in a significant impact upon the residential amenities of the nearby properties.

Overall, whilst the use for the land for a water sports centre is acceptable, there is serious concern that a two storey building would not be appropriate given the surrounding properties directly adjacent to the site which is within a prominent location.

RECOMMENDATION

For these reasons the proposal is considered unacceptable and it is recommended that the planning application be refused.

## PARTY STATUS

The following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status:

The Ramsey Commissioners

206 Admirals Court, Mooragh Promenade 106 Admirals Court, Mooragh Promenade

505 Admirals Court, Mooragh Promenade Penthouse 1 Admirals Court, Mooragh Promenade

It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:-

The Manx Electricity 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.

## Recommendation

Recommended Decision: Refused

Date of Recommendation: 01.07.2010

### Conditions and Notes for Approval / Reasons and Notes for Refusal

### C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : Notes attached to refusals

R 1 . The submitted application has not demonstrated that a two storey building would respects the site and surroundings properties in terms of the siting, layout, scale, form and design contrary to General Policy 2 of the Isle of Man Strategic Plan.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made :  Committee Meeting Date :

Signed :
Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate

YES/NO

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*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/36193-lezayre-laureston-mooragh-promenade-shop-outline/documents/1351503*