26 August 2021 · Planning Committee
9, Parliament Street, Ramsey, Isle Of Man, IM8 1af
The proposal involves converting existing offices within a traditional Georgian mid-terrace townhouse into two residential apartments (Class 3.4), including a single-storey rear extension with balcony, internal alterations such as new bathrooms, fire doors, staircases, and a glazed partition to separate the units while…
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The main consideration was whether the proposal preserves the Registered Building's special architectural or historic interest, particularly the staircase and cornice detailing.
Registered Buildings - Ramsey Local Plan Written Statement (Planning Circular 2/99)
Requires retention and maintenance of Registered Buildings; non-conforming uses favourably considered if no material external/internal alteration. Officer assessed internal works preserve special interests without material alteration to historic features.
Environment Policy 32
Prohibits extensions/alterations detrimentally affecting Registered Building's character. Alterations assessed as sensitive, reversible, and not impacting staircase/cornice; cumulative effects considered acceptable.
RB/5 Alterations and Extensions
Presumption against alterations affecting special character; consent required for any impacting works. Proposal found not to detract from special interests, with rear works fitting historic character.
General Policy 2
Requires development to respect site/surroundings in scale/form/design, not adversely affect amenity/character/highway safety. Town centre location appropriate; no unacceptable impacts on amenity or townscape.
Strategic Policy 2 - Priority for new development to identified towns and villages
Prioritises development in towns like Ramsey. Site in service centre supports residential conversion.
Environment Policy 10
Requires flood risk assessment where potential risk. Site in high flood zone; basement concerns raised but mitigation deemed sufficient overall.
Environment Policy 13
Prohibits development causing unacceptable flood risk. Flood objections overruled as not unacceptable.
Time limit
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.
Glazed wall and door details
No development shall take place until details of the glazed wall and door have been provided and approved in writing by the Department. The development shall not take place other than in accordance with the approved details and shall be retained as such thereafter. Reason: In the interest of neighbouring amenity and protection of the Registered Building.
Opaque glazing details
No development shall commence until details on the opaque glazing including samples have been submitted to and approved in writing by the Department. The development shall not take place other than in accordance with the approved details and shall be retained as such thereafter. Reason: In the interest of neighbouring privacy.
Staircase glazing
The proposed staircase glazing as shown on drawing no. 239/504 shall be installed as per approved and retained thereafter unless approved in writing by the Department. Reason: In the interest of the Registered Building.
proposal hasn't provided bicycle parking but location suitable for cycling
no objection as glazed partitioning is reversible and enables appreciation of staircase, subject to conditions to protect building's special interest
Multiple consultees responded to the registered building consent application, with objections from DOI Flood Risk Management and Ramsey Town Commissioners due to flood risk and loss of office space, while Highway Services and the Registered Buildings Officer raised no objections.
Key concern: residential conversion in high tidal flood risk zone with basement sleeping accommodation
Department of Infrastructure Flood Risk Management Division
Objection21/00250/GB proposes the conversion of the existing building in to residential accommodation within a high tidal flood risk zone. Residential accommodation is classed as more vulnerable land use in regards to flood risk. Sleeping accommodation in a basement is especially inappropriate. The flood resilient measures proposed are not sufficient justification to permit.
Highway Services Division
No ObjectionHighway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.; For PA:21/00251/CON - Refer to Highway Service response for 21/00250/GB and the Applicant is advised that a licence may be necessary for the positioning of equipment and materials in the highway.
Highway Services Division
No ObjectionHighway Services note the additional information uploaded on 23 June 2021 and our observations made to this proposal and PA 21/00250/GB continue to apply.
Registered Buildings Officer
Conditional No ObjectionI consider the proposed glazed partitioning will by its nature be fully reversible and will still enable appreciation of the staircase. I therefore do not object to the proposals as long as there are conditions in place to secure any further details we may require in order to protect the building’s special interest.
Conditions requested: conditions in place to secure any further details we may require in order to protect the building’s special interest
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal
Ramsey Town Commissioners
ObjectionAt the Board meeting in April the Board considered the applications to be inappropriate and lacking in parking provisions.; Concerns were also raised about the loss of office space within the town.
