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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: 14/00359/CON John Anthony Syrett Registered Building Consent for installation of re-claimed slate to roof of dwelling including new flat roofs on two existing dormer windows (RB no 151 in association with 14/00358/GB) 8 Albion Terrace Lezayre Road Ramsey Isle Of Man IMS 2LW Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level : Mr Trevor Wilson Officer's Report THE APPLICATION SITE The application site is the domestic curtilage of 8 Albion Terrace, Ramsey, a Registered Building (RB151) which forms part of the registration to the whole of Albion Terrace. The terrace itself is located on Lezayre road leading into Ramsey where the property in question occupies a prominent position just prior to entering the town. The property in question is a mid-Victorian town house noted for its cast iron balcony which extends almost completely across the entire front elevations. The terrace itself reflects the strong neo­ classical influences found throughout Victorian architecture and reflected here in the symmetry of the terrace with its three principle elements displaying pediment gables, pilasters and ornate 'pedimented' window hoods and mouldings. The property itself comprises of four floors, the front elevation facing onto the main road is characterised by the retention of its original/authentic six-over-six timber sliding sash windows and twin leaf balcony doors. The main door, an authentic four panelled feature is surmounted by a Georgian style fan-light, still popular at the time of this building's erection. The rear elevation, which overlooks Ramsey Shoprite’s car park, has also retained its original six over six sliding sash windows, with an occasional later Victorian two over two sliding sash being the exception. The only major distraction from the authenticity of this property is the inclusions of two dormer windows located to both the front and rear of the property. 1. THE PROPOSAL This application seeks approval for the renewal of the existing slate roof, both front and back elevations, employing re-claimed Welsh slate to match the existing slate. Additionally, the later, modern dormers are to be re-roofed using 22mm plywood and finished with a Glass Reinforced Plastic (GRP) coating to replace the existing inadequate chipboard and roofing felt combination currently in use. 2. PLANNING HISTORY 3. There are no relevant past planning applications associated with this property. 3 June 2014 14/00359/CON Page 1 of 4

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PLANNING POUCY 4. As 8 Albion Terrace is a Registered Building the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, Environment Policies 34, 35 and Policies RB/3, RB/5 Special Planning Considerations from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) are also considered to be relevant to determining this application. Strategic Policy 4 states: "Proposals for development must: Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest; protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and not cause or lead unacceptable environmental pollution or disturbance." (a) (b) (c) Reasons for Policy; Registered Buildings are those buildings which are judged to be of special architectural or historic interest and which are already entered into the Protected Buildings register. Because of their special status, these buildings merit particular care and any work carried out by way of repair or alteration requires Registered Building Consent. Environment Policy 34 states: "In the maintenance, alteration or extensions of pre-1920 buildings, the use of traditional materials will be preferred." Environment Policy 35 states; "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." "Planning Policy Statement 1/01 RB/3: General Criteria Applied in Considering Registered Building Applications The issues that are generally relevant to the consideration of all registered building applications are; The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context; The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register; The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares buildings nearby (including other registered buildings)." 0 0 0 particular architectural forms or details with other 14/00359/CON Page 2 of 3 June 2014 4

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"RB/5: Alterations and Extensions In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Registered Building consent is required for the building’s alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals. Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative effect upon the building's special interest as a result of several minor works which may individually seem of little consequence." REPRESENTATIONS Ramsey Town Commissioners have no stated objections to the proposals. 5. ASSESSMENT The application seeks to replace the existing slate roof, which is original to the property, with reclaimed Welsh slate in order to replicate the existing appearance of the current roof. 6. In addition to the stated works above, the applicant wishes to replace the existing chipboard and felt roofs of the two dormer windows, both of which are not original to the property, having been built relatively recently, with 22mm plywood and Glass Reinforced Plastic (GRP). 7. In conclusion, the works outlined are considered to be necessary to the longevity of the Registered Building even though the dormer windows are not original or complementary to the building in general. However, given that they are now considered to be an established and integral element to this registered building, their maintenance and weatherproofing are paramount to the well-being of the building. On the basis of the information provided by the applicant, the proposed works are considered appropriate and in accordance with those policies outlined above 8. RECOMMENDATION 9. Approval PARTY STATUS Page 3 of 14/00359/CON 3 June 2014 5

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TTie local authority, Ramsey Town Commissioners, are by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status. 10. the followng information all da^-stamped 13th & 2ptn March, 2014: 1:1,000 Locatpn Plan 1:^0 Site Pl^ > f^notos 1-12 ^_5^^(^^ied by the owne^/applfcant. * Recommendation Recommended Decision: Permitted Date of Recommendation: 28.05.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C . The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimptemented registered building consents. C. No development shall commence until a sample of all roofing materials to be used has been provided on site and approved in writing by the Planning Authority. The approved sample(s) shall be kept on site for reference until the development is completed. The development shall not be carried out unless in accordance with the approved details, Reason: In the interests of the character and appearance of the site and surrounding area. This approval relates to the following information all date stamped 13th & 20th March, 2014: 1:1,000 Location Plan 1:200 Site Plan Photos 1-12 as supplied by the owner/applicant. Page 4 of 3 June 2014 14/00359/CON 5

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I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. Decision Made: Permitted Date: Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed ;... Sarah Corlett Senior Planning Officer Signed :... Michael Gallagher Signed : Jennifer Qia'nce Director of Planning and Building Control Head of Development Management 3 June 2014 14/00359/CON Page 5 of 5