Planning Officer Report Recommendation

Planning Report And Recommendations {{table:204094}} {{table:204095}} {{table:204096}} ### Considerations ### Written Representations ### Consultations

Officer's Report

THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises a property that is located on West Quay in Ramsey. The proposed development comprises the conversion of the property from a shop to a dwelling. PLANNING HISTORY

Whilst the application site has been the subject of a number of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.

REPRESENTATIONS

Ramsey Town Commissioners have no objection to the planning application, although they do highlight the limited outlook from the bedroom window.

The Department of Transport Highways Division do not oppose 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. The application site is also located within a Conservation Area. 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 for the conversion of the property from a shop to a dwelling.

In terms of land use the proposed change to a residential dwelling accords with the mixed use designated under the Ramsey Local Plan. Whilst Planning Circular 2/99 does have a policy (R/TC/P1) that seeks to retain retail uses at ground floor level in Ramsey’s main shopping streets it should be noted that West Quay is classified as such under the policy. It is therefore concluded that there is objection to the principle of the proposed development.

In terms of the specific impact of the proposed development the three main considerations are the impact on the Conservation Area, the acceptability of the living environment within the proposed dwelling, and the car parking provision. In the first respect, the proposed alterations to the building are relatively minor and do not harm the character or appearance of the Conservation Area. In the second respect, the main habitable room (i.e. living room) within the proposed dwelling has a suitable outlook. Whilst the outlook from other rooms within the proposed dwelling is limited this is not considered to be sufficient reason to refuse the planning application. In the third respect, the car parking requirement for the proposed development in comparison to the existing development is considered to be similar.

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:

Ramsey Town Commissioners; and The Department of Transport Highways Division.

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	02.03.2009
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.
C 2. This approval relates to drawing no. SM/08/178/1 date stamped the 23rd December 2008.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Signed : Senior Planning Officer	Date : 6/13/09