**Document:** Officer Planning Report **Application:** 07/01816/B — Conversion of existing upper floor levels into a self contained apartment, installation of a dormer window and roof lights and alterations to existing conservatory **Decision:** Permitted **Decision Date:** 2007-12-06 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/83830-lezayre-23-west-conversion-conservatory/documents/1509515 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report Site The property 23 West Quay, Ramsey, is part of a row of three and two storey terraced properties which are located on the southern side of the West Quay. Land Use Zoning The property has been zoned under the Ramsey Local Plan Order 1998 as being within an area of mixed use (town centre); the site is not within a Conservation Area. - The Ramsey Local Plan – Planning Circular 2/99 – R/TC/P3 upper floors - The Isle of Man Strategic Plan (20th June 2007) – Housing Policy 17 Planning History Alteration to approved entrance (06/01564/B) - 07/01296/B – approved. Conversion of dwelling into office accommodation - 06/01564/B – approved. Alterations to store and yard and replacement conservatory extension to rear elevation (05/00779/B) – approved. Proposal The application proposes the conversion of existing upper floor levels into a self contained apartment, installation of a dormer window and roof lights and alterations to existing conservatory Representations Highways Division:- No objection Ramsey Commissioners:- No objection The Chief Fire Officer makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice. The IOM Water Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice. S.P.M.C. & E:- *It seems unfortunate ( & un-necessary) that the 3-arch continuity of the ground floor, Quayside, elevation, is to be destroyed and interrupted. On this basis only, the Society Objects.* *We realise that it lies outside the Conservation Area but feel that the Quay-side facades have major importance to the Town.* Ramsey Heritage Trust makes comments to the planning application, which can be summarised as; Living over the shop is a good use of space; The proposed alterations of the ground floor fan lights should improve the appearance and usefulness of the building considerably; We wonder why natural slate is suggested for the proposed dormer at the rear, while simulated slate is suggested for the proposed lean-to structure; The proposal will continue to improve the appearance of a building that is some significance in Ramsey’s history, and we support them. We have received no privately written representations objecting to the application. Assessment / recommendation The following policies are relevant for the determination of the application:- ## Housing ### Policy 17: The conversion of buildings into flats will generally be permitted in residential areas provided that: - (a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking; - (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms and - (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area. ## The Ramsey Local Plan – Planning Circular 2/99 – R/TC/P3 upper floors The use of upper floors as retail units, offices and apartments shall be encouraged particularly where premises are currently vacant. I consider the following matters to be material to this application: 1. Principle of development; 2. Impact upon the street scene; and 3. Residential amenity of the development. ### Principle of development The site is within and area zoned as mixed use within the town centre. Additionally Policy R/TC/P3 upper floors, indicates that development within the upper floors would be encouraged. I therefore consider the principle of the development to be acceptable. ### Impact upon the street scene The site is not within a Conservation Area, and therefore the proposed roof lights located on the north elevation of the building are acceptable. The major alterations to the external appearance of the property are to the rear elevation, with the proposed dormer windows and to replace the existing rear conservatory with a similar sized single storey extension. Neither proposals will have a significant impact upon the residential amenity of the surrounding properties, or upon the visual appearance of the surrounding locality. ### Residential amenity of the development As with all conversions of buildings to flats, they must comply with Housing Policy 17. In this instance I considered the proposals would. The bin storage which is located within the rear yard area would serve the existing ground floor office and the proposed residential unit. The unit would be set over two floors and would have views over Ramsey Quay, which will provide a clear and pleasant outlook for the occupiers of the unit. Additionally, no car parking provisions have been designated to this property. However I consider it would not be possible or realistic for the site to accommodate any off street parking, a view which is also shared by the Highway Division. ### Recommendation For these reasons the proposals would seem appropriate in these locations and therefore my recommendation is for an approval. ### Party Status I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: ### The Ramsey Commissioners Highways Division I consider 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:- S.P.M.C. & E. The Chief Fire Officer The IOM Water Authority Ramsey Heritage Trust ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 03.12.2007 ### 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 submitted documents and drawings 06 0088/2/D and 06 0088/5 all received on 28th September 2007. C 3. The external finishes of the extension must match those of the existing building in all respects. N 1. This type of property falls within the scope of the Fire Precautions (Flats) Regulations 1996 and as such the applicant must consult with the Fire Safety Department to ensure compliance with the above regulations. N 2. For connections to Flats and Apartments the following apply - "Water Supply To Flats And Apartments - Regulations", and if applicable a "Form Of Undertaking In Respect Of Supply Pipes" will be required. Copies of these documents can be obtained from the IoMWA or alternatively by contacting the IoMWA Byelaws Inspector (Michael Karran), tel. 69 59 57 I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer) Decision Made : Permitted Date: 12/12/07 Signed: [Signature] M. I. McCauley Director of Planning and Building Control Decision Made : Permitted Date: 12/12/07 Signed: [Signature] M. I. McCauley Director of Planning and Building Control 3 December 2007 3 December 2007 --- *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/83830-lezayre-23-west-conversion-conservatory/documents/1509515*