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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.
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.
The Department of Tourism and Leisure has expressed an interest in the planning application.
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:
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.
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.
Recommended Decision: Permitted
Date of Recommendation: 21.01.2009
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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
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