Officer Planning Report

Considerations {{table:197878}} {{table:197876}} ### Written Representations ### Consultations {{table:197877}}

Officer's Report

The Application Site And Proposed Development

The application site comprises the residential curtilage of a property that is located on the corner of Taubman Street and Queens Pier Road in Ramsey.

The proposed development comprises of the extension of the property to form additional habitable accommodation and a hair salon.

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. The Department of Transport Highways Division do not oppose the planning application. The Isle of Man Fire and Rescue Service express an interest in 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 Ramsey Local Plan Order 1998. There are no policies within Planning Circular 2/99, which constitutes the written statement to be read in conjunction with the local plan, that are considered specifically material to the assessment of the 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 the 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 for the extension of the existing property to provide additional habitable accommodation and create a hair salon.

The proposed hair salon use accords with the land use designation and its position, away from the neighbouring residential property, should not unduly affect residential amenity. The overall design of the proposed extension is considered to be in keeping with the existing dwelling and surrounding area. However, the proposed development results in the loss of available space for on-site car parking provision. Whilst the town centre location of the application site would suitably limit the need for on-site car parking provision for customers of the hair salon the lack of on-site car parking provision for the four bedroom dwelling that would result from the proposal is unacceptable. The combination of the increase in bedroom numbers (i.e. potential occupants) and the loss of existing on-site parking opportunity is contrary to the provisions of General Policy 2 of the Isle of Man Strategic Plan 2007.

It is recommended that the planning application be refused.

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; and

The Department of Transport Highways Division.

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 Isle of Man Fire and Rescue Service.

Recommendation
Recommended Decision:	Refused
Date of Recommendation:	08.09.2008

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

R 1.

The proposed development results in the loss of existing available on-site parking provision and fails to provide any on-site car parking provision for the larger dwelling that is created by the proposal. As such the proposed development fails to accord with the provisions of General Policy 2 of the Isle of Man Strategic Plan 2007.

I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control)

Decision Made : Refused Date: 10/21/08

Signed: [Handwritten signature] M. I. McCauley Director of Planning and Building Control