Officer Report

Application No.: 17/00336/CON Applicant: Queens Pier Restoration Trust Proposal: Registered Building Consent for refurbishment and repair of first three bays of pier including widening of first bay and installation of toilet facilities within entrance building - RB 154 (in connection with planning application 17/00335/GB) Site Address: Queens Pier Stanley Mount East Ramsey Isle of Man IM99 1PS Case Officer : Mr Chris Balmer Photo Taken: 10.04.2017 Site Visit: 10.04.2017 Expected Decision Level: Planning Committee

Officer’s Report

THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE DIRECTOR OF PLANNING AND BUILDING CONTROL DIRECTORATE

1.0 THE APPLICATION SITE - 1.1 The application site comprises Queen's Pier, Ramsey, an iron Victorian pier, Registered Building RB 154, located on the foreshore off the Queen's Promenade in Ramsey. - 1.2 The pier was added to the Protected Buildings Register on the 16th of February 1995 by reason of its special architectural and historic interest. - 1.3 The Ramsey pier is the Island's only remaining Victorian pier following the demolition of the pier in Douglas which opened in 1869 and was lost in 1894. The pier is 2244ft (684m) in length and opened in 1886.

2.0 THE PROPOSAL - 2.1 This application seeks Registered Building Consent for a stabilisation and protection scheme to the pier (in association with 10/01578/GB) Registered Building No. 154. - 2.2 The works to stabilise the pier involve:

• a) The provision and installation of a service duct to the underside of the walkway decking
• b) The increase in width of the walkway decking by 1.52m (5") on either side in materials to match the existing
• c) The replacement of the defective metalwork in the first three bays from the landward side. All new metalwork to be painted black to match the remaining metalwork.
• d) Replace the defective walkway planking with Ekki Hardwood which it is noted, is to be slightly wider than the original decking in the first three bays from the landward side.
• e) Replacement of those defective timber under the pier decking in the first three bays from the landward side

• f) Internal works to the entrance building to create a Work Area and toilet facilities.

3.0 PLANNING HISTORY - 3.1 The application site has previously been the subject of a number of Planning and Registered Building consent applications, but the following is considered particularly pertinent in the consideration of this application:

10/01578/GB - Stabilisation and protection scheme to pier (in association with 10/01579/CON) Applications Approved.

02/02102/GB - Registered Building Consent for internal alterations and erection of external notice boards (in association with 09/00726/D) Registered Building No. 154 Queen's Pier, Queen's Promenade, Ramsey - Application withdrawn.

4.0 PLANNING POLICY - 4.1 The site lies within an area designated on the Ramsey Local Plan 1998, Map No.2 (South) as 'Predominantly Residential'. - 4.2 As the Queen's Pier is a Registered Building (RB 154) and the application seeks approval for a stabilisation and protection scheme to pier, the Isle of Man Strategic Plan 2016 contains four policies that are considered specifically relevant to the assessment of this Registered Building Consent application: - 4.3 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."

4.4 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:

• 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 space 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 adverse 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."

4.5 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." - 4.6 Environment Policy 34 states: "In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred."

Planning Policy Statement 1/01 - Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man sets down the policies in relation to the conservation of the built environment of the Isle of Man, including policy for the identification and protection of historic buildings, conservation areas and other elements of the environment. This policy statement contains two policies that are considered specifically material to the assessment of this planning application:

4.7 Policy 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 where it shares particular architectural forms or details with other buildings nearby (including other registered buildings)."

4.8 RB/5: Alterations and Extensions states: "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."

5.0 REPRESENTATIONS - 5.1 Ramsey Commissions have no objection (28.04.2017). - 5.2 Highway Services do not oppose (28.04.2017). - 5.3 The owners/occupiers of 16 West Quay, Ramsey who supports the project to restore the pier, but note that the drawings show the use of welded replacement lattice girders and also

widening of the first bay; it should be restored exactly as it was as far as possible; should use the original angle iron pieces for the lattice girders and the overall appearance should not be changed; and the changes increasing the loading could impact the structure during storms (10.04.2017).

6.0 ASSESSMENT - 6.1 The application seeks Registered Building Consent for a stabilisation and protection scheme to pier. - 6.2 The key issue in the consideration of this application is whether the proposals 'would affect detrimentally its character as a building of special architectural or historic interest will not be permitted.' 2.2 The works to stabilise the pier involve:

• 2.2.1 The provision and installation of a service duct to the underside of the walkway decking involves the installation of a 150 x 125 galvanised steel duct suspended beneath the walkway decking. This will sit next to the existing 125mm cast iron fire main pipe and will provide service ducting for lighting and power along the pier. The installation of the duct will have minimal impact upon the interest of the pier.
• 2.2.2 The increase in width of the walkway decking by 1.52m (5") on either side in materials to match the existing is intended to allow for the maximization of the use of this part of the Pier close to the land. The extension is carried out in the same materials and methodologies of construction as the original and will therefore have minimal impact upon the character of the Pier and is therefore acceptable.
• 2.2.3 The replacement of the defective metalwork in the first three bays from the landward side. All new metalwork to be painted black to match the remaining metalwork. These works are part of the necessary maintenance of the pier. The materials used in its construction (steel/ironwork and timber) degrade over time and need replacing. These works therefore are a necessity to ensure the longevity of the pier.
• 2.2.4 Replace the defective walkway planking with Ekki Hardwood which it is noted, is to be slightly wider than the original decking in the first three bays from the landward side. See above. The works are clearly necessary if any use is to be made of the pier.
• 2.2.5 Replacement of those defective structural timber members under the pier decking in the first three bays from the landward side. Without these works, the pier cannot come into any reasonable re-use. Without such repair, the pier will continue to degrade.
• 2.2.6 Internal works to the entrance building to create a Work Area and toilet facilities which provide some facilities for those working on the restoration of the Pier.

6.6 Given the methodology of repair and replacement in these proposals, it is considered that the proposed would not have a detrimental impact upon the character of the Registered Building and is therefore acceptable. Works of the nature here proposed, are vital for any chance of the pier coming back into public use and are to be welcomed. - 6.7 In conclusion, this application which seeks Registered Building Consent for a stabilisation and protection scheme to the pier is thereby considered to comply with part (a) of Strategic Policy 4 and part (c) of General Policy 2, Environment Policies 32 and 34 and Policies RB/3 and RB/5 of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and is therefore acceptable.

7.0 RECOMMENDATION:

7.1 For the above reasons the application is considered to be acceptable and is recommended for approval.

8.0 PARTY STATUS: - 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application;
• (c) Manx National Heritage; and
• (d) The local authority in whose district the land the subject of the application is situated

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.

In this instance, it is recommended that the following persons do not have sufficient interest and should not be awarded the status of an Interested Person;

The owners/occupiers of 16 West Quay, Ramsey Recommendation Recommended Decision: Permitted Date of Recommendation: 07.06.2017 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions C 1. 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 unimplemented registered building consents.

This approval relates to the submitted documents and drawing all received on 24th March 2017.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : Permitted Committee Meeting Date: 03.07.2017 Signed : L Kinrade Presenting Officer Further to the decision of the Committee an additional report/condition reason was required Signatory to delete as appropriate YES/NO

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