15 December 2020 · Delegated - Principal Planner (Chris Balmer)
1 Armadale House, North Shore Road, Ramsey, Isle Of Man, IM8 3an
The proposal involves re-roofing the main dwelling and rear outrigger with slate tiles, removing chimney stacks from the eastern and rear elevations, replacing roof lights (adding one 0.9m x 0.9m to the front, replacing three rear ones with two 1m x 0.7m), and flattening the roof of a rear ground floor extension to exp…
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The officer considered the key issues to be impacts on the character and appearance of 1 Armadale House and the wider streetscene, and effects on neighbouring amenity.
General Policy 2
GP2 permits development in accordance with land-use zoning if it respects the site and surroundings in terms of siting, layout, scale, form, design; does not adversely affect townscape character or local amenity. The officer assessed the proposal against criteria b, c, g, and n, finding chimney removal and roof works have minimal visual impact due to limited viewpoints and building height, balcony does not harm amenity, thus complying overall.
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.
do not oppose but note applicant to be advised that there may be need for licences to place equipment and materials in the highway during works
no objection
DEFA Ecosystem Policy Officer raises concerns about swift nests and requests specific conditions for protection; Highways Division and Ramsey Town Commissioners have no objections.
Key concern: potential damage to swift nests protected under Wildlife Act 1990
DEFA Ecosystem Policy Officer
Conditional No Objection1 Armadale House is home to at least 3 swift nest sites which are located in the roof area and second storey of the building, on the northern elevation.; Swifts are listed on Schedule 1 of the Isle of Man Wildlife Act 1990; if this application is approved the Ecosystem Policy Team request the following conditions
Conditions requested: No work must be undertaken between the dates of the 1st May - 15th August, so that the swifts are not deterred from breeding or disturbed whilst breeding; Prior to the works taking place, a method statement, detailing the measures to be taken to ensure that all existing nest sites are retained during the works, must be submitted to the Planning Directorate for written approval. The development should then be undertaken in accordance with the agreed method statement. If existing holes are to be covered by new materials, like fascias or soffits, new holes to precisely match the location of the old holes must be incorporated into the design. If retention of any of the holes is not possible, external nest boxes must be fitted, though this should only be considered as a last resort.
Department of Infrastructure Highways Division
No ObjectionDo not oppose; Applicant to be advised that there may be need for licences to place equipment and materials in the highway during works
Conditions requested: Applicant to be advised that there may be need for licences to place equipment and materials in the highway during works
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to the amended plans
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to the amended plans
