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Application No.: 15/00468/CON Applicant: Mr Ollie Byrne Proposal: Registered Building consent for the installation of replacement side door and wooden gate to property (in association with 15/00467/GB) Registered Building Nos. 215 Site Address: Dunluce Ballure Road Ramsey Isle Of Man IM8 1NL Case Officer : Miss Abigail Morgan Site Visit: 14.05.2015 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of a large Neo-Gothic detached dwelling off Ballure Road in Ramsey. The dwelling on the site is a Registered building but does not fall within a Conservation Area. The application property is finished in smooth render and stonework with a series of adjoining pitched slate roofs. The greater proportion of the existing windows are not the originals and are constructed from uPVC casements and frames. The perimeter of the site boundary is defined by approximately a 2 metre high rendered wall and an access gate that borders Ballure Road.
2.0 THE PROPOSAL - 2.1 The proposal is for the replacement of the side door with a hardwood door of a differing design and to fully glaze the existing arch above the door and replace the side wooden gate with a like for like wooden gate. Accompanying application 15/00467/GB.
3.0 PLANNING HISTORY - 3.1 The application site has been the subject of the following previous planning applications that are considered to be specifically material to the assessment of this current planning application:
12/00868/CON - Registered Building consent for the installation of a replacement window (In association with 12/00867/GB) Registered Building Nos. 215 - approved 12/00867/GB - Installation of a replacement window (In association with 12/00868/CON) approved
4.1 The application site falls within an area designated for Predominantly Residential use in the Ramsey Local (South) Plan 1998. There are no policies within Planning Circular 2/99, the written statement that accompanies the local plan, which are considered specifically material to the assessment of this planning application. Since the adoption of the Ramsey Local Plan, the application property was given Registered Building status in 2002. The Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. 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:
Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man, RB/3 and RB/5.
5.0 REPRESENTATIONS - 5.1 Ramsey Town Commissioners have no objection to the proposal.
6.0 ASSESSMENT - 6.1 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:
6.2 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. - 6.3 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.
6.4 The existing door does not appear to be original but is more of a contemporary feature and the proposed replacement seeks to replace the door using a similarly modern looking hardwood door with a different glass feature of an arched design which matches the archway above. Therefore it is not considered this element of the proposal would be out of keeping or detrimental to the character of the dwelling. This proposal also seeks to replace the archway above the door with glazing. Currently it has a small circular window, the rest is appears to be rendered stone or brickwork coloured white to match the rest of the dwelling. From the photographs provided as part of the Registered Building information the front the house has a similar glazed archway, which this would then relate to. For these reasons this element is also not considered to be out of keeping or detrimental to the character of the dwelling. - 6.5 The third element of this proposal is to replace a wooden gate with a like-for-like wooden gate. From the Registered Building information it is clear that externally the building remains substantially intact, of which the wooden is likely a feature of the original boundary wall, (referenced para 2.5), as it is a like-for-like replacement it is not considered to be out of keeping. However no details of the existing or proposed gate materials were provided beyond 'wooden', therefore a condition is proposed to ensure that the replacement gate is as near to the current one as possible in particular with the ironworks and construction method. A more modern constructed wooden gate would not be in keeping. - 6.6 Overall it is not considered that the proposal would adversely affect the character of the Registered Building, neighbouring properties or public amenity. As such, the proposal complies with the relevant provisions in General Policy 2 and Environment Policy 32 in the Isle of Man Strategic Plan 2007.
7.0 RECOMMENDATION - 7.1 It is recommended that the planning application be approved.
8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:
8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application. - 8.3 In this instance, it is recommended that the following persons have sufficient interest and should be awarded the status of an Interested Person. Ramsey Town Commissioners.
Recommendation Recommended Decision: Permitted Date of Recommendation:
23.06.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
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 unimplemented registered building consents.
Reason: In order that the special architectural and historic interest of this Registered Building is safeguarded.
This approval relates to the replacement of side door, glaze archway above the side door and replacement of side wooden gate as proposed in the submitted documents and drawings REF 1, REF 2, REF 4, REF 5 and REF 6 all received on 29th April 2015 and REF 7 AND REF 8 recieved on 18 June 2015.
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 : 24.06.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed : Jennifer Chance Jennifer Chance Head of Development Management
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