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20 October 2014 14/00889/CON Page 1 of 7 PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 14/00889/CON Applicant : Teal Services Limited Proposal : Registered Building consent for the demolition of redundant workshop to enable extension of existing car park (in association with 14/00888/B) Site Address : Cannons Court Water Street Ramsey Isle Of Man IM8 1JP
Case Officer : Mr S Moore Photo Taken :
Site Visit : 20/10/14 Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The site is the curtilage of Canon's Court on the southern side of Water Street, some 23metres from the junction of Water Street and Court Row to the east of the site in Ramsey.
1.2 The existing buildings are a two storey, former residential terrace, formed in the local random rubble stone, with a slate roof over. There remains the simple rhythm of six-over-six Victorian sliding sash windows and doors, with some of the original painted timber windows and doors still remaining. In recent years, the buildings have been used as a joinery shop which has resulted in the removal of internal walls and the alteration of the façade, particularly the western elevation.
1.3 The property sits in a back land area bounded by car parking to the west and east and by high rear boundary walls.
2.0 THE PROPOSAL
2.1 The application seeks Registered Building Consent for the demolition of redundant workshop to enable extension of existing car park (in association with 14/00889/CON).
3.0 PLANNING HISTORY
3.1 Whilst there are no applications that relate directly to the site, the following previous applications relating to the car parking in front of the terrace, are considered to be specifically material in the assessment of the current application:
01/01074/B - Alterations and extension to post office and offices and demolition of garages to create car parking - Application Permitted
99/01598/B - Creation of car park by demolition of garages (site opposite Ramsey Post Office)
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20 October 2014 14/00889/CON Page 2 of 7
98/02293/B - Installation of replacement windows to first floor elevation to Isle of Man Post Office, Water Street, Ramsey - Application Permitted
92/00739/B - Refurbishment and alterations, Post Office, Court Row, Ramsey - Application Permitted
88/00891/B - Demolition of 7 and 9 and erection of new Post Office accommodation with associated carparking; 7 and 9 Parliament Street, Ramsey - Application Permitted
4.0 PLANNING POLICY
4.1 The site is identified as being within a "Town Centre" Map No.2 (South) within the Ramsey Local Plan 1998.
4.2 As the application is for the demolition of a redundant workshop to enable the extension of an existing car park located within the Ramsey Conservation Area designated in 1990, the relevant planning policies in considering this application are; Strategic Policies 1 and 4, General Policies 1 and 2, Environment Policies 35 and 39 from the Isle of Man Strategic Plan 2007 (20th June 2007) and Policies CA/2 and CA/6 from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man).
Strategic Policy 1 states:
"Development should make the best use of resources by:
(a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services."
Strategic Policy 4 states:
'Proposals for development must:
(a) 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; (b) 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 (c) not cause or lead unacceptable environmental pollution or disturbance.'
General Policy 1 states:
'The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations.'
General Policy 2 states:
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20 October 2014 14/00889/CON Page 3 of 7 "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."
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."
Environment Policy 39 states:
"The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area"
Policy CA/2 - Special Planning Considerations as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man states;
"When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.
Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected."
POLICY CA/6 Demolition
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20 October 2014 14/00889/CON Page 4 of 7 Any building which is located within a conservation area and which is not an exception as provided above, may not be demolished without the consent of the Department. In practice, a planning application for consent to demolish must be lodged with the Department. When considering an application for demolition of a building in a conservation area, the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area. Similar criteria will be applied as those outlined in RB/6 above, when assessing the application to demolish the building, but in less clear cut cases, for example, where a building could be said to detract from the special character of the area, it will be essential for the Department to be able to consider the merits of any proposed new development when determining whether consent should be given for the demolition of an unregistered building in a conservation area. Account will be taken of the part played in the architectural or historic interest of the area by the building for which demolition is proposed, and in particular of the wider effects of demolition on the building's surroundings and on the conservation area as a whole.
4.3 The following sections from the Ramsey Local Plan are considered pertinent to the consideration of this application:
"Workshops 4.5 Apart from the North Shore Road area, scattered throughout the local plan area are a number of small workshops, businesses and service industries. Many of these occupy sites which are considered less than ideal in terms of location; some are situated within established residential areas whilst others have poor access arrangements. Whilst the disadvantages are recognised, public concern has been expressed at the loss of activity in these areas if such businesses are required to relocate. Consequently, unless any of these sites are considered essential as part of the redevelopment of a larger site, it is recommended that such established businesses are not relocated unless they themselves wish to do so. Limited expansion to improve the operations of established businesses of this nature shall be permitted subject to no increase in intensity of use and the generation of no additional nuisance in the surrounding neighbourhood (reference Policy R/I/P4)."
"Townscape and Registered Buildings 9.11 One Conservation Area exists in Ramsey at present. It is important to understand that Conservation Area designation does not inhibit development but does require a greater degree of control over design. A Conservation Area strategy for Ramsey is recommended and all new development will be evaluated in the light of this strategy (reference policies R/TC/P12 and 13)."
5.0 REPRESENTATIONS
5.1 The Ramsey Town Commissioners considered the application and have 'no objection' to the proposals.
5.2 The Department of Infrastructure Highways Services 'Do not oppose' the proposals.
5.2.1 Further discussion with Highways Services indicates that the recent Regeneration works in the centre have Ramsey have resulted in a reduction of on street car parking. They indicated that they are preparing proposals for additional car parking to be made available on the Albert Road School site and the Transport Interchange site.
6.0 ASSESSMENT
6.1 The application seeks Registered Building Consent for the demolition of a redundant workshop to enable the extension of an existing car park (in association with 14/00889/CON).
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20 October 2014 14/00889/CON Page 5 of 7 6.2 As the property is located within a Conservation Area, the proposals must either preserve, or enhance the character of that Conservation Area.
6.3 Policy CA/6 Demolition is particularly pertinent as it states; "When considering an application for demolition of a building in a conservation area, the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area." It is therefore important to consider whether or not the buildings in this application make a positive contribution to the character or appearance of the conservation area.
6.4 The Introduction of the Policy Document also adds;
"Where a building or site can sustain a degree of sensitive change, we should open our minds to this, especially if this will lead to an extended lease of life, and particularly where there will also be wider benefits in terms of urban regeneration or the economic viability of rural areas through suitable and appropriate alteration or re-use. Indeed, many old buildings already bear the clear imprint of changes made by later generations and they are often more attractive on that account. What is essential is that any changes we do make, are of a quality which future generations will respect and admire."
6.5 The existing buildings are a two storey, former residential terrace, formed in the local random rubble stone, with a slate roof over. There remains the a simple rhythm of 'six-over- six' Victorian sliding sash windows and doors, with some of the original painted timber windows and doors still remaining. In recent years, the buildings have been used as a joinery shop which has resulted in the removal of internal walls and the alteration of the façade, particularly the western elevation.
6.6 The terrace is somewhat isolated following the clearance of garaging in application 99/01598/B.
6.7 A perusal of the 1869 Ordnance Survey map is a little inconclusive, but it does appear to show another terrace opposite this one. This format of terrace is certainly not one that remains in this area of Ramsey.
6.8 No structural appraisal has been submitted with the application to justify the need to demolish. That said, it was observed about 2/3 years ago on a site visit, that the dividing walls have been removed and with them the fireplaces. This did not appear to have had a major impact upon the structural condition of the building, but it does make returning the properties to a residential use highly unlikely without major investment.
6.9 At the same time that the site visit was carried out, it was clear that the workshops were not obviously in use at that time.
6.10 The proposed use for the cleared land is as car parking. It is therefore difficult "to consider the merits of any proposed new development" as the proposals entail extending the car parking over the area currently occupied by the terrace, finished in 'new tarmacadam laid at falls to the existing road gully'.
6.11 The terrace wears its history in its elevations, with larger doors apparently inserted as necessity of its former use as a workshop. These types of buildings have been successfully retained in other parts of the UK and marketed as 'starter units' for small business. It is entirely possible to see these as artisan's workshops so close to the newly rejuvenated heart of Ramsey.
7.0 CONCLUSION
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20 October 2014 14/00889/CON Page 6 of 7
7.1 Ramsey differs from some of the other town and villages on the Island in that it retains it small lanes, sometimes only wide enough for a person to pass, which link the different parts of the town together. Part of the interest of a visitor to the town is taking those lanes and discovering the often historic buildings that lie there. This small terrace is within a minute's walk from the newly regenerated heart of Ramsey. The existing terrace is a remnant of the Victorian street pattern of this part of Ramsey. The terrace clearly retains period details which link this terrace with the town's historic past. Their removal in favour of tarmacadam finished car parking cannot be considered to preserve or enhance the character of the Conservation Area.
7.2 The proposals are therefore not considered to accord with Strategic Policies 1 and 4, General Policies 1 and 2, Environment Policies 35 and 39 from the Isle of Man Strategic Plan 2007 (20th June 2007) and Policies CA/2 and CA/6 from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and is therefore considered unacceptable.
8.0 RECOMMENDATION
8.1 For the above reasons the application is considered to be unacceptable and is recommended for refusal.
9.0 PARTY STATUS:
9.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, or any other person in whose interest the land becomes vested, as their comments have been deemed material; Highway Services, and Ramsey Town Commissioners in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Refused
Date of Recommendation:
20.10.2014
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
R 1. The demolition of this Victorian, former residential terrace and its replacement with a car park finished in tarmacadam is not considered to preserve, or enhance the character of that Conservation Area.
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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 : Refused
Date : ...24/10/14...
Determining officer (delete as appropriate)
Signed :... Chris Balmer
Senior Planning Officer
Signed :... Sarah Corlett
Senior Planning Officer
Signed :...M Gallagher..
Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
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