3 April 2023 · Delegated - Principal Planner
10, Albert Street, Ramsey, Isle Of Man, IM8 1jf
The proposal involves replacing an existing rear boundary wall in poor repair with a new 2m high wall of similar size, constructed from blockwork with painted render finish, at a residential terraced property. The site is in a predominantly residential area and Ramsey Conservation Area.
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The officer applied the statutory conservation area test under Section 18(4) of the Town and Country Planning Act 1999, confirming the proposal would preserve the character or appearance of the area a…
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, form, design; not adversely affect townscape character or residential amenity. Officer assessed the replacement wall's 2m height, blockwork with painted render as matching local finishes, finding it compliant as it respects the residential curtilage without harming locality.
Environment Policy 35
Permits only development preserving or enhancing conservation area character. The officer confirmed the proposal preserves the area as the existing poor-quality Manx stone wall in disrepair is replaced with similar-sized structure using common local finish, avoiding harm to architectural or historic interest.
Environmental Policy 39
Presumption in favour of retaining buildings contributing to conservation area character. Applied to demolition considerations: existing wall's poor condition justified replacement; no efforts to retain needed as it detracts; new proposal's merits accepted.
CA/6 Demolition in Conservation Areas
General presumption against demolition in conservation areas unless justified by condition, repair costs, retention efforts, and replacement merits. Officer noted wall's disrepair outweighs retention value; painted render common locally; preserves wider area character.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
no significant negative impact upon highway safety, network functionality and/or parking. Notwithstanding, a separate highway structural approval is necessary before commencement given the proximity of the replacement wall to the public road and its height. Additionally, there will be need for highway licences for any equipment and materials to be placed within the highway and temporary traffic management/road closures for the duration of the proposed works.
DNOC. The proposed replacement wall is within a flood zone and FRM would request that the use of flood resilient materials are used.
no objection to this proposal.
Highway Services HDC, DOI Flood Risk Management Division, and Ramsey Town Commissioners all responded with no objections to application 23/00246/B, with Highways and Flood Risk noting specific requirements and conditions.
Key concern: separate highway structural approval is necessary before commencement given the proximity of the replacement wall to the public road and its height
Highway Services HDC
Conditional No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; Notwithstanding, a separate highway structural approval is necessary before commencement given the proximity of the replacement wall to the public road and its height.; Additionally, there will be need for highway licences for any equipment and materials to be placed within the highway and temporary traffic management / road closures for the duration of the proposed works.
Conditions requested: separate highway structural approval is necessary before commencement given the proximity of the replacement wall to the public road and its height; highway licences for any equipment and materials to be placed within the highway; temporary traffic management / road closures for the duration of the proposed works
Department of Infrastructure (DOI) Flood Risk Management Division
Conditional No ObjectionDNOC; The proposed replacement wall is within a flood zone and FRM would request that the use of flood resilient materials are used.
Conditions requested: the use of flood resilient materials are used
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal.
