DEC Officer Report

Application No.: 23/00309/B Applicant: CCH Properties Ltd Proposal: Removal of central chimney stacks and replace with matching slate tiles Site Address: 6/7 Albert Street Ramsey Isle Of Man IM8 1JF Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.05.2023

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. 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.

• C 2. The external roofing materials to be used shall match those of the existing building in respect of type, colour and finish.

Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.

This application has been recommended for approval for the following reason. This proposal is considered to comply with General Policy 2 of the Strategic Plan and Residential Design Guide July 2021.

Plans/Drawings/Information;

This approval relates to the submitted Location and Site Plan, Aerial View Plan, and Photographs all received on 13th March, 2023.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of 6/7 Albert Street, Ramsey, which is a three storey mid-terrace property situated on the northern side of Albert Street and within the Ramsey Town Centre. - 1.2 Unlike most of its neighbours, the property has a chimney stack which sits almost centrally on its front roof plane. The property also has a more centralised chimney which sits on the rear roof plane and is not prominent from the street scene of Albert Street. - 1.3 The property sits as part of a terraced row of mostly Victorian buildings located between the entrances of Tower Street and Peel Street, opposite the tram station. The properties here have almost identical chimney stacks on their side gables, which serve to contribute to the character of the area.

2.0 THE PROPOSAL - 2.1 Planning approval is sought for removal of central chimney stacks and replace with matching slate tiles. There would be no change to the chimney stack which sits on its gable with the neighbouring property at 5 Albert Street. - 2.2 The applicants have provided supporting information on the application form which indicates that a similar scheme was approved on 12 October 2018 under PA 18/00477/B, although the approved scheme was not implemented and has now lapsed. The applicant notes that the chimney stacks are now in very poor condition and serve no purpose and as such need to be removed.

- 3.0 PLANNING POLICY

3.1 The application site is within an area designated as Mixed Use - Town Centre on the Ramsey Local Plan 1998 map 2 (south), and the site is not within the Ramsey Conservation Area, although it sits on the boundary of the Ramsey Conservation Area with its rear elevation backing onto the Conservation Area boundary. The site is not prone to high tidal flood risk. - 3.2 Given the nature of the proposed development and the location of the property, the Strategic Plan 2016 contains the following policies which are considered specifically material in the assessment of this current planning application: - 3.3 General Policy 2 states (In part): 'Development which is in accordance with the landuse zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (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; (e) does not affect adversely the amenity of local residents or the character of the locality'.

3.4 Environment Policy 36 states: 'Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area'. - 3.5 Strategic Policy 3: Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by: (b) having regard in the design of new development to the use of local materials and character. - 3.6 Environment Policy 42 (In part): New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality.

- 4.0 OTHER MATERIAL CONSIDERATIONS

4.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions". Sections 2.0 on sustainable construction and 3.1 which deal with Local Distinctiveness are considered relevant to the current scheme. - 5.0 PLANNING HISTORY

5.1 PA 18/00477/B for Removal of existing centre chimney stacks which is similar to the current scheme and was granted approval is considered to be materially relevant to the current proposal. The application is identical to the current proposal, although it has now lapsed as it was not taken up within the four year time period set for its commencement. - 6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they find the proposal to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is, however, advised that Highway Licences may be necessary for any equipment and materials to be placed within the highway for the duration of the proposed works (24 March 2023).

6.2 Ramsey Town Commissioners have no objection to the proposal (26 April, 2023). - 6.3 No comments have been received from neighbouring properties.

- 7.0 ASSESSMENT

7.1 The fundamental issues to consider in the assessment of the current application are:

• a. The impact of the proposed works on the appearance of the existing dwelling (GP 2, STP 3 & EP 42); and
• b. Whether the works would have detriment impacts on important views into and out of the Ramsey Conservation Area (EP 36).

7.2 Impact on Existing property

• 7.2.1 In assessing the impacts of the proposed works on the existing property, it is considered that the existing building is considerably different front the dwellings within the street scene in terms of its general appearance and character. The building also appears to be of a different era from most of the buildings within the street scene, with the application property appearing to be more modern then the properties either side; the property is taller, without the parapet roof design and does not have the same symmetry or detailing.

• 7.2.2 It is also considered that the chimneys within the roof plane are not reflective of the dominant design style where there are large prominent chimneys on the gables, and as such cannot be judged to have a similar effect as the large chimneys on the other properties within the terrace which are prominent and solid in appearance, adding charm to the skyline above these properties, and certainly form a key feature of the historic character of the properties within the street scene of Albert Street.
• 7.2.3 Additionally, the applicant has provided clear justifications for the removal of the chimneys which are contributing to the depreciations of the buildings integrity as they are allowing water ingress to the building. A condition that could result in further deterioration of the buildings fabric.
• 7.2.4 Based on the foregoing, it is considered that the chimney stacks which are proposed to be removed are of less significance in terms of contributions to the character to this building or as part of the wider group of buildings.

7.3 Impacts on important views into and out of the Ramsey Conservation Area

• 7.3.1 With regard to potential impacts on the adjacent Conservation Area, it is considered that the Chimney that chimney stack with the likelihood to impact on views into the adjacent conservation area is the rear chimney which can be viewed from the car park along Water Street. This view is, however, not prominent as it contributes little to the character of the street scene and does not bear the key features that define the Conservation Area.
• 7.3.2 It is also important to note that the prominent routes into this part of the Conservation area are via Court Row, Peel Street, Parliament Street and Tower Street given that these offer clear vantages of the architectural features and detailing on buildings which contribute to the overall character and appearance of the Conservation Area. Therefore, it is unlikely that the removal of these chimney stacks would detrimentally affect important views into and out of the Ramsey Conservation Area.

- 8.0 CONCLUSION

8.1 Overall, it is concluded that the proposed works would not result in the removal of features that contribute significantly to the overall character and appearance of the building to warrant refusal. The proposed works would also not detrimentally affect important views into and out of the Ramsey Conservation Area. It is, therefore, concluded that the proposal complies with General Policy 2 and Environment Policy 36 of the Isle of Man Strategic Plan. - 9.0 INTEREST PERSON STATUS

9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land which the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 9.2 The decision-maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and

• o whether there are other persons to those listed above who should be given Interested Person Status.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 10.05.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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