**Document:** Officer Planning Report Recommendations **Application:** 08/02230/C — Change of use from tourist to residential accommodation **Decision:** Permitted **Decision Date:** 2009-02-02 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86811-lezayre-nos-103-change-of-use/documents/1537854 --- # Officer Planning Report Recommendations ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] ### Officer's Report #### The Application Site And Planning Application The application site comprises apartments 103, 104, 105, 107, 108, 109 and 112 within St Paul's Apartments in Ramsey. The planning application seeks approval to change the use of the apartments from tourist to permanent residential use. #### Planning History Whilst the building has been the subject of a number of previous planning applications it is considered that none of these is material to the assessment of this current planning application. #### Representations The Department of Tourism and Leisure has expressed an interest in the planning application. #### Planning Policy In terms of local plan policy, the application site is located within a wider area of land that is designated as mixed use (town centre) under the Ramsey Local Plan Order 1998. There are no policies with Planning Circular 2/99, the written statement that accompanies the local plan, considered specifically material to the assessment of this current planning application. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states: "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." ### Assessment The planning application seeks approval to change the use of these apartments from tourist use to permanent residential use. The proposal does not involve any external alterations and the size of each apartment would not increase as a result of the proposed change of use. It is reasonable to say that details of the original planning approval for St. Paul's Apartments are somewhat vague. However, it is logical to presume that the stated existing use of the apartments as tourist accommodation reflects the original apartheid nature of the overall building. In terms of impact, given the size of the apartments the change from tourist use to permanent residential use is modest and it is considered that such change is unlikely to cause any significant harmful impact. Whilst no dedicated car parking exists for the apartments it has to be borne in mind that this is no different to the existing situation and that the proposal does not increase the size, and therefore potential occupancy level, of the apartments. The proposed use would remove tourist accommodation from the existing market. However, it is difficult and possibly unreasonable to require a use to remain when there is little or no market for that use. While the Department of Tourism and Leisure states that the tourist industry makes a significant contribution to the Island's economy and that the loss of tourist accommodation will impact on that contribution it is considered that the apartments within St. Paul's Apartments are of limited value to the tourist market. Having the apartments standing empty is not in anyone's interests and it is suggested that the solution to this issue would be for any planning approval to allow the use as either tourist accommodation or permanent residential accommodation. It would then be up to the market forces to decide whether or not tom implement the residential permission. The proposed apartments would be of very limited size but not, it is considered, too small to afford reasonable living conditions for future occupiers. It is recommended that the planning application be approved. ### Party Status It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status: The Department of Tourism and Leisure. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 21.01.2009 ### 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 use must be taken up within four years of the date of this notice in order for this approval to remain valid after that time. C 2. This approval allows the use of the apartments defined within the red line on the location plan and site plan date stamped the 5th December 2008 as permanent residential accommodation. 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 : APPROVED Committee Meeting Date : 30/1/09 Signed : A. Wd Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate ☑ YES / ☐ NO --- *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/86811-lezayre-nos-103-change-of-use/documents/1537854*