Officer Report

Application No.: 18/00006/B Applicant: Mr Michael Bell Proposal: Installation of external cladding Site Address: 3 Collins Lane Ramsey Isle of Man IM8 1AL Case Officer : Mr Chris Balmer Photo Taken: 17.01.2018 Site Visit: 17.01.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.02.2018 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information:

This approval relates to the submitted documents and drawings all received on 3rd January 2018. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The site represents the curtilage of 3 Collins Lane, Ramsey which is a two storey traditional property located along the western side of a pedestrian walkway know as Collins Lane which links West Quay and Parliament Street. The lane also serves as a pedestrian access for a number of other properties along Collins Lane (mainly rear access). Collins Lane has recently been upgraded as part of the Regeneration Scheme in Ramsey Town.

2.0 PROPOSAL - 2.1 The application seeks approval for the Installation of external cladding to the northern section of the eastern elevation of the building. The works are proposed following this section of walling structurally failing. The proposed cladding currently existing at ground floor level, but this proposal would continue this to the first floor level.

3.0 PLANNING POLICY - 3.1 In terms of the current Development Plan, the application site is zoned as being 'Town Centre - Mixed use' under the Ramsey Local Plan Order 1998. The site is not within a Conservation Area. - 3.2 Due to the site location and the type of proposal, the following policies are relevant for consideration:- - 3.3 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."

4.0 PLANNING HISTORY - 4.1 The following planning applications are considered relevant in the assessment and determination of this application:

15/00479/B - Conversion of former antiques shop and store to a tea room and therapy rooms over two levels including installation of an extractor flue and creation of an additional entrance for disabled access provision, screened bin store and outside seating areas - approved.

14/00377/B - Conversion of property from retail to a cafe / restaurant -approved.

5.0 REPRESENTATIONS - 5.1 Department of Infrastructure Highways Services have no objection (12.01.2018). - 5.2 The Ramsey Town Commissioners have no objection (19.01.2018).

6.0 ASSESSMENT - 6.1 The key issues to consider in the assessment of this planning application is whether the works would be appropriate in terms of the visual amenities of the street scene and individual property. - 6.2 The majority of the property is finishes in a painted whitewash Manx stone building and this in the main will remain. Only a small section is proposed to be altered, and arguably this is the section of the building which is not original/ or especially attractive. The proposal would continue the existing cladding found at the ground floor (albeit new) up to first floor level in a dark coloured cladding. It is not considered this would be unacceptable and in the main would only be a modest alteration to the front elevation of the building. New windows and a door are also proposed, but again there is no objection to these.

7.0 CONCLUSION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Ramsey Local Plan and therefore recommended for an approval.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

8.2 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 in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 07.02.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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