Planning Officer Report

Planning Officer Report And Recommendations {{table:380363}} {{table:380362}}

Officer's Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE BECAUSE OF THE NUMBER OF OBJECTIONS RECEIVED FROM LOCAL PEOPLE.

The Application Site

1. The application site is St. Paul's Square car park, St. Paul's Square, Ramsey. The site is situated to the south eastern part of the town centre. The car park is located to the middle of St. Paul's shopping centre and is surrounded by shops on both sides. To the north are St. Paul's Church and Hall. To the east are residential flats at Queen's Court.

The Proposal

1. The application seeks planning approval for the installation of a parking access and revenue control system. The works include the following:

• Barrier system at entry and exit to the car park
• Entry/exit terminals
• Two automatic number plate recognition systems
• A pay station

1. The application includes photograph of the proposed equipment along with their dimensions.

1. The applicant has stated that the intention of the controlled parked scheme is to encourage shoppers and discourage the car park being used by local workers on a long stay basis. The application states that parking for the first two hours will be free. Residents will be able to use the car park overnight for free. A small and strictly controlled number of spaces will be available for rent. Passes will be issued for those with a right to park at certain times.

Planning History

1. There is no planning history of particular relevance to the current application.

1. The site is identified as being within the town centre (mixed use) defined by the Ramsey Local Plan 1998.
2. The following policies in the Isle of Man Strategic Plan 2007 are considered relevant.

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; (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.'

Representations

1. Ramsey Town Commissioners - no objection in planning terms, but wish to remind the applicant that the operation of number plate recognition cameras must be undertaken only in strict accordance with the provisions of Island Data Protection Laws.
2. Highways Division - no objection.
3. Manx Electricity Authority - advisory note.
4. Occupier of No. 113 Queens Court, Ramsey - object on health and safety grounds:

• The entrance is narrow with no space to turn if the barrier refused to open. This is the only way in and out for fire appliances as the covered exit is too low.
• Ambulances would not be able to use the current option of being able to access via the exist if barriers were in place.
• The application does not state that emergency vehicles will have free entry passes to the car park.
• Anything that impedes the speedy entrance or exit of the car park by emergency vehicles has the potential to endanger life and/or property.

1. Occupier of No. 108 Queens Court, Ramsey - object for the following reasons:

• Shoppers will be reluctant to use the car park with the fuss of a barrier and will take the easier option of parking in Strand Court with the result that parking intended for residents will be unavailable to me and others during the day.
• Difficult access for disabled motorists who would find it difficult to reach the ticket machine.
• It is a pity to charge for parking as Ramsey has up until now been a motorist friendly town.

1. Occupier of No. 114 Queens Court, Ramsey - object on safety grounds:

• Barriers will restrict the free flow of traffic, particularly fire engines and ambulances. Fire engines cannot use the exit tunnel which is too low.
• Strand Court adjacent the site is already very busy. If more vehicles park there which they likely will due to the inconvenience of the barriers, this will make the road busier and more dangerous.
• Number plate recognition equipment must be against the Data Protection Act.
• It would be a good idea to hold a public meeting to advise all residents of the installation.

1. Sandra Jones Hairdresser (Unit 13, St. Paul's Square) - objects for the following reasons:

• Barriers are totally unnecessary. Ramsey has always been known for its free parking. The proposal will discourage shoppers and will result in a loss of trade.
• The proposal will cause confusion and result in more accidents.

1. St. Paul's Church, Ramsey - no objection in principle to car park charges. However, the church has the following concerns:

• The proposal will clearly affect vehicular access to and from the area.
• The ability of maintenance and delivery vehicles to approach the rear of the church will be affected. For taller vehicles higher than 2.9 metres, current exist from St. Paul's Square may be affected along the front of King's Court. The proposed barrier may prevent this. Resulting negative impacts for the church and community.
• The concern is about the introduction of a one-way system. A mechanism that allows vehicles to leave St. Paul's Square via the route along the front of Kings Court would be quite satisfactory.

Assessment

1. The application is seeking approval for the proposed equipment and not for a change of use of the land. Issues of concern raised by local people about the merits of charging for parking, impact on trade, the effect on deliveries and access to the church are not relevant to the application.
2. The proposed barriers, structures and equipment would have a limited impact on the character and appearance of the wider area and are commensurate with the use of the land as a car park.
3. The Highways Division offers no objection to the proposals, which are not considered likely to prejudice safety on the public highway. The agent advises that the car park already operates a one way entry and entrance and this would not change; it would simply be that there would be a controlled barrier at both points.

1. It is considered that the effect of the proposals on the ability of emergency services to access the car park is a material planning consideration. The issue is dealt with as follows. The agent has confirmed that the emergency services would be able to gain entry by means of the ticket system (payment is not required on entry). It would also be possible to programme the system to allow automatic entry for emergency vehicles. If the barrier was not working and in the case of an emergency, the emergency services could drive through the barrier, which is designed to shear off if hit.

RECOMMENDATION

1. It is recommended that the application is approved.

PARTY STATUS

1. Interested persons status should be afforded to the following people:

The local authority, Ramsey Town Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.

The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d.

Nos. 108, 113 and 114 Queens Court, Ramsey Sandra Jones Hairdresser (Unit 13, St. Paul's Square) St. Paul's Church, Ramsey

1. The following people should not be afforded interested person status:

The Manx Electricity Authority

Recommendation

Recommended Decision: Permitted Date of Recommendation: 26.11.2013 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

C 1.

The development hereby permitted shall commence before the expiration of four years from the date of this notice.

28 November 2013 13/91172/B Page 4 of 5

C 2. The development hereby permitted shall not be carried out except in full accordance with the following plans: Drawing Numbers WL/13/1285/3, WL/13/1285/4 (site location plans) and WL/13/1285/2 (detailed proposals) received on 04 October 2013; and details of the dimensions of the equipment received by way of email from the agent on 04 November 2013.

N 1. The applicant is advised that there are Underground Cables/Overhead Lines present in the area indicated in the planning application. Please contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Department, Network Services, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may need to be diverted before any work can be carried out on site.

The applicant is also advised to contact the Manx Electricity Authority for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 and GS6.

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 : .Aeegive Committee Meeting Date : 9/12/13

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

YES/NO

Additional condition re: arrangement for Aues by emergency service added

• we file wore e fromt of file.