Officer Planning Report and Recommendation

Considerations {{table:197145}} {{table:197146}} {{table:197147}} ### Written Representations ### Consultations

Officer's Report

THE APPLICATION SITE AND PLANNING APPLICATION

The application site comprises of a parcel of land located between West Quay and Auckland Lane in Ramsey, which currently contains a four storey stone warehouse building and adjacent lean-to shed.

The planning application seeks approval in principle for the erection of a building to provide seven apartments and associated parking on the application site.

PLANNING HISTORY

The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

REPRESENTATIONS Ramsey Town Commissioners have no objection to the planning application. PLANNING POLICY

In terms of land use planning the application site is located within a wider area of land that is designated as mixed use (town centre) under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998. Planning Circular 2/99, which constitutes the written statement to be read in conjunction with the local plan, contains one policy that is considered specifically material to the assessment of this current planning application:

Policy R/TC/P6 states:

"The West Quay area is allocated for mixed use, with a presumption in favour of rehabilitation and conversion (as against demolition) of the warehouse buildings."

In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application:

Strategic Policy 1 states:

"Development should make the best use of resources by:

• (a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials;
• (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space and amenity standards; and
• (c) being located so as to utilise existing and planned infrastructure, facilities and services."

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."

Transport Policy 7 states:

"The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."

Assessment

The planning application seeks approval in principle for the erection of a building to provide seven apartments and associated parking on the application site. The proposal entails the demolition of the existing buildings contained within the application site and the erection of a purpose-built building. The planning application submission comprises of a completed planning application form, a location plan that defines the application site in red, a drawing that illustrates indicative floor plans and a number of photographs of the application site.

As the planning application seeks approval in principle the main issues to consider are the appropriateness of the use of the application site for residential development and the acceptability of the demolition of the existing buildings contained within the application site.

In respect of the appropriateness of the use of the application site for residential development it is considered that residential use is compatible with the mixed use designation of the application site under the Ramsey Local Plan. Residential development can be found elsewhere along West Quay and, indeed, the adjoining site has been relatively recently developed for residential use. Therefore in terms of principle it is concluded that the residential use of the application site would accord with the provisions of Strategic Policy 1 of the Isle of Man Strategic Plan 2007 and is acceptable.

In terms of the acceptability of the demolition of the existing buildings contained within the application site it is considered that the loss of the stone warehouse building would be contrary to the presumption in favour of retaining warehouse buildings set out in Policy R/TC/P6 of Planning Circular 2/99. Whilst the application site is not within a Conservation Area and the warehouse building is not Registered it is one of only a few remaining warehouse buildings along West Quay. These warehouse buildings are prominent within the street scene and provide important visual character and historic context within the area. As the loss would be detrimental to the street scene, visual character, historic context and therefore contrary to the aforementioned planning policy it is considered that the proposed development is inappropriate.

Having regard to the above it is concluded that the planning application be refused. It is considered that the residential conversion of the warehouse building and possibly the erection of an appropriate adjoining structure to replace the lean-to shed would accord with planning policy and may be acceptable subject to the assessment of design and site specific issues.

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:

Ramsey Town Commissioners.

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

R 1.

The demolition of the warehouse building contained within the application site is contrary to the presumption in favour of rehabilitation and conversion, as against demolition, of the warehouse buildings within West Quay that is set out by Policy R/TC/P6 of Planning Circular 2/99. Such loss would be detrimental to the visual character and historic context of the area.

Decision Made : Refuse Committee Meeting Date : 24/07/08

Recommendation
Recommended Decision:	Refused
Date of Recommendation:	10.07.2008
Conditions and Notes for Approval / Reasons and Notes for Refusal