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15/00467/GB
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00467/GB Applicant : Mr Ollie Byrne Proposal : Installation of replacement side door and wooden gate to property (in association with 15/00468/CON) Site Address : Dunluce Ballure Road Ramsey Isle Of Man IM8 1NL
Case Officer : Miss Abigail Morgan Photo Taken :
Site Visit : 14.05.2015 Expected Decision Level :
Officer Delegation
Officer’s Report
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 15/00468/CON.
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 09/00996/GB - Erection of a replacement conservatory - Approved. 09/00997/CON - Registered Building Consent for the erection of a replacement conservatory - Approved.
4.0 PLANNING POLICY
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
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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: (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; (g) does not affect adversely the amenity of local residents or the character of the locality''. Environment Policy 32 states: ''Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted''.
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: o 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; o 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; o 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 particular architectural forms or details with other buildings nearby (including other registered buildings)."
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
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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 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; Highway Services and the Local Authority in whose district the land the subject of the application sits.
8.2In accordance with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:
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 N : Notes attached to conditions
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R : Reasons for refusal O : Notes attached to refusals
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
C 2. The proposed wooden gate shall match the existing original fabric in respect of using materials of a matching form, composition and consistency, detailed execution and finished appearance, as indicated in the submitted information.
Reason: In order that the special architectural and historic interest of this Registered Building is safeguarded.
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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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